Two-Story Riverside
For Sale
$1,800,000
13383 Sierra Way, Kernville, CA 93238
Twelve-room lodging property with guest amenities, event facilities, a shaded courtyard, and an outdoor pool.
Property Size9,880 SF
Price / SF$182.19
Days on Market518
Property Features for 13383 Sierra Way
General Information
Standard status
Active
Size
9,880 SF
Property subtype
Commercial
Amenities
air-conditioned guest rooms
mini-fridges
microwaves
Wi-Fi
TVs
outdoor pool
BBQ grills
picnic areas
meeting room
reception hall
Building Details
Year Built
1999
Year Renovated
1999
Stories
2
Listing Agency:
California Outdoor Properties
(707) 455-4444
Listed By:
Ed Perry · License #DRE#02083581
Source:
Thecentralvalleyhomesearch
Added: Mar 29, 2025
Changed: Aug 28
Last Checked: Aug 28 at 12:19PM
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 California Outdoor Properties
Investment Insights
Based on property information with market context.
This two-story motel includes 12 air-conditioned guest rooms furnished with mini-fridges, microwaves, Wi-Fi, and TVs. The property also offers an outdoor pool, BBQ grills, picnic areas, a tree-shaded courtyard, and a meeting room with a reception hall. A remodeled 1038 square foot modular home provides additional living quarters.
Located in Kernville, the property sits near the Wild and Scenic Kern River and provides access to Sequoia National Forest. Its facilities accommodate overnight lodging along with weddings, reunions, and other events. The motel was remodeled in 1999 and includes a 9-foot deep pool.
Located in Kernville, the property sits near the Wild and Scenic Kern River and provides access to Sequoia National Forest. Its facilities accommodate overnight lodging along with weddings, reunions, and other events. The motel was remodeled in 1999 and includes a 9-foot deep pool.
Key Highlights
- 12 air‑conditioned guest rooms with mini‑fridges, microwaves, Wi‑Fi, and TVs
- 9‑foot deep outdoor pool with BBQ grills and picnic areas
- Meeting room and reception hall for weddings, reunions, and events
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
$59,836
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
3.32%
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%
$1,196,720
$1.2M
Cap Rate 7%
$854,800
$854.8K
Cap Rate 9%
$664,844
$664.8K
Market Conditions
NOI Build-Up for 9,880 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
$148.2K $15.00/SF
− Vacancy
−$22.2K −$2.25/SF
EGI
$126.0K $12.75/SF
− OpEx
−$66.1K −$6.69/SF
NOI
$59.8K $6.06/SF
Area
Kern County, CA
Vacancy
15.00%
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%
$1,196,720
Cap Rate 7%
$854,800
Cap Rate 9%
$664,844
Alternative Uses
Best Use
Hotel Hospitality
$854.8K
$748.0K – $997.3K
NOI $59,836 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.11M
$1.85M – $2.46M
NOI $147,746 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93238, CA
1,603
Population
865
Households
1.9
Avg Household Size
57
Median Age
54%
College-Educated
99%
High-School Grad
109.6 sq mi
ZIP Area
15
Density / Sq Mi
$49,665
Median Household Income
$52,943
Median Earnings
$365,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Motel - Twelve-room lodging property with guest amenities, event facilities, a shaded courtyard, and an outdoor pool.
Where is this motel located?
The property is located at 13383 Sierra Way Kernville, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 12 air‑conditioned guest rooms with mini‑fridges, microwaves, Wi‑Fi, and TVs; 9‑foot deep outdoor pool with BBQ grills and picnic areas; Meeting room and reception hall for weddings, reunions, and events
