Hotel with Expansion
For Sale
Contact for pricing
1225 Hillman St, Tulare, CA 93274
79-key hotel with 3 acres for additional development.
Property Size65,748 SF
Lot Size3.00 Acres
Price / SF$148.29
Days on Market166
Property Features for 1225 Hillman St
General Information
Standard status
Active
Size
65,748 SF
Lot size
3.00 Acres
Property subtype
Hospitality
Zoning
C3
Investment Type
Stabilized
Building Details
Year Built
2012
Buildings
1
Stories
3
Listing Agency:
Western Hotel Brokers
(805) 452-2880
Listed By:
Deborah King · License #CA 00865269
Source:
Crexi
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 21 at 6:12AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Western Hotel Brokers
Investment Insights
Based on property information with market context.
This is an existing, strong-performing 79-key Fairfield Inn & Suites. The property includes an additional 3 acres of fully fenced, level land, featuring an entrance and exit, offering a shovel-ready development. The site, totaling 65748 square feet, can support the construction of an 80+ key extended-stay hotel. This product type is in-demand in the Tulare market, with multiple brands already expressing interest. Investors and developers can take advantage of the stable income from the Fairfield Inn while building out the new extended-stay property on site. The property is located at 1225 Hillman St, Tulare, CA 93274.
Key Highlights
- Strong‑performing, existing 79‑key Fairfield Inn & Suites providing stable income.
- Expansion opportunity with 3 acres of fully fenced, level land.
- Shovel‑ready development site with entrance and exit already in place.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$412,240
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.23%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,244,800
$8.2M
Cap Rate 7%
$5,889,143
$5.9M
Cap Rate 9%
$4,580,444
$4.6M
Market Conditions
NOI Build-Up for 65,748 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$986.2K $15.00/SF
− Vacancy
−$118.3K −$1.80/SF
EGI
$867.9K $13.20/SF
− OpEx
−$455.6K −$6.93/SF
NOI
$412.2K $6.27/SF
Area
Tulare County, CA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,244,800
Cap Rate 7%
$5,889,143
Cap Rate 9%
$4,580,444
Alternative Uses
Best Use
Hotel Hospitality
$5.89M
$5.15M – $6.87M
NOI $412,240 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.97M
$17.47M – $23.30M
NOI $1,397,967 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 93274, CA
78,493
Population
24,493
Households
3.2
Avg Household Size
31
Median Age
11%
College-Educated
75%
High-School Grad
219.2 sq mi
ZIP Area
358
Density / Sq Mi
$69,905
Median Household Income
$37,434
Median Earnings
$1,334
Median Rent
$300,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 79-key hotel with 3 acres for additional development.
Where is this hotel located?
The property is located at 1225 Hillman St Tulare, CA.
What is the asking price?
The asking price for this property is $9,750,000.
What are key features of this property?
This property features: Strong‑performing, existing 79‑key Fairfield Inn & Suites providing stable income.; Expansion opportunity with 3 acres of fully fenced, level land.; Shovel‑ready development site with entrance and exit already in place.
