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    42975 Sierra Dr Three Rivers, CA 93271

    View on Map
    Sponsored
    For Sale
    $1,997,000

    Commercial - Three Rivers, CA

    Lot size:
    10.00 Acres
    Days on Market:
    22
    Last Refresh:
    Mar 5 at 6:06 pm

    Property Features for 42975 Sierra Dr

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    6
    Parking features
    Garage
    Lot size
    10.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ed Perry
    Ed Perry

    California Outdoor Properties (707) 455-4444

    Listing agent Ed Perry (707) 455-4444

    Listing date Feb 12, 2026

    MLS# 11555915 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Three Rivers Hospitality and Event Venue

    Located in Three Rivers, CA, The White Horse Inn spans three parcels totaling 9.51 acres. This property combines hospitality and residential features with natural surroundings. It includes indoor and outdoor wedding venues, with the Kaweah River as a backdrop and direct river access. A fully equipped commercial kitchen supports catering for weddings, retreats, and other gatherings. Guests can stay in the Tree House Airbnb. The property also features a four-bedroom home with three garages, suitable for owners or on-site management. A Type 47 liquor license is included, allowing the sale of beer, wine, and spirits. The property is located three miles from Sequoia National Park. Buyers are encouraged to check with the county regarding entitlements and potential opportunities for adding additional cabins to the property, expanding its guest accommodations and revenue potential.
    Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Real Estate Agency Dental Office Big Box & Wholesale Store Department Store Food Market Grocery & Convenience Store Bar & Pub Hotel & Motel Discount Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    Tulare
    State
    California
    Longitude
    -118.887933
    Latitude
    36.454514

    Nearby Similar for Sale

    • $1,275,000
      2,821 SF

      Three Rivers Restaurant with Views

      Restaurant for sale in prime location with mountain views.
      40311 Sierra Dr, Three Rivers, CA 93271
      View Details
    • $1,275,000
      2,821 SF

      Commercial Property in Three Rivers

      Commercial property in Three Rivers, CA, with multiple potential uses.
      40311 Sierra Dr, Three Rivers, CA 93271
      View Details

    FAQs

    What type of property is this?
    Wedding venue - Unique hospitality property with wedding venues and river access.
    Where is this wedding venue located?
    The property is located at 42975 Sierra Dr Three Rivers, CA.
    What is the asking price?
    The asking price for this property is $1,997,000.
    What are key features of this property?
    This property features: - Established wedding venue with indoor and outdoor spaces and direct Kaweah River access.; - Includes a four-bedroom home with three garages for owners or on-site management.; - Features a Tree House Airbnb for guest accommodations.
    (707) 455-4444
    Request Owner's contact information
    42975 Sierra Dr Three Rivers, CA 93271
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    Three Rivers, CA 93271
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    42975 Sierra Dr Three Rivers, CA 93271
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    We can help!
    Listing Contact
    Ed Perry
    Ed Perry
    Real Estate License ID: DRE#02083581
    (707) 455-4444 (916) 517-9969
    Learn more
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