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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Motels
10630 Wohler Rd Healdsburg, CA 95448-9418
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0149085
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1870
Construction
WOOD
Total area
4,014 SF
Lot
4.2 ac (182,952 SF)
APN
083-010-025-000
UPID
US09-0149085
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.90M
Owner & transaction history
Audra Frizzell · 2 yrs held
Audra Frizzell
since 2024
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Healdsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Healdsburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,900,000
ML approach
$1,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,855,000
Current use
COMMERCIAL (GENERAL)
$1,545,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±10% · vs last sale $1.90M (Feb 1 2024)
Last sale anchor
$1.90M
Feb 1 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$473 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,759
Tax year 2024
Assessed value
$699,988
Assessed 2024
Previous assessed
$699,988
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$340,000
Assessed improvement
$359,988
Applied tax rate
82.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Motels
Use group
MOTEL
Status
Off-Market
Year built
1870
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
3
Units
1
Rooms
12
Bathrooms
8
Total area
4,014 SF
Lot
4.2 ac (182,952 SF)
APN
083-010-025-000
UPID
US09-0149085
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.5M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1870
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Units
1
Rooms
12
Bathrooms
8
Lot
4.2 ac
Current owner
From public records · entity-resolved
Audra Frizzell
Individual
Mailing address
41 W HWY 14TH #42, SPEARFISH, SD 57783-1148
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2024
$1,900,000
Audra Frizzell
Rita Wells
Grant Deed
$1,615,000 · Logan Finance Corp
Aug 7, 2020
—
Rita Wells
—
Deed
related
$950,000 · Summit State Bank
Jan 25, 2005
—
Wells Pitcher Trust
Pitcher,dane
Quit Claim Deed
related
—
Jan 24, 2005
—
Dane Pitcher
Wells Pitcher Trust
Quit Claim Deed
related
$150,000 · Greenpoint Mortgage Funding
Oct 1, 2004
$1,700,000
Randy D Pitcher
Raford House LLC
Grant Deed
$1,190,000 · Washington Mutual Fsb
Oct 1, 2004
—
Wells Pitcher Trust
Pitcher,randy D
Quit Claim Deed
related
—
Dec 31, 2002
—
Raford House LLC
Rutz,keith K
Grant Deed
related
—
Sep 6, 2002
$1,400,000
Keith K Rutz
Vore,john C & Carole
Grant Deed
$910,000 · Lehman Brothers Bank Fsb
Sep 3, 1993
$391,000
John C Vore
Wagener,richard
Grant Deed
related
$290,000 · Seller
Mar 16, 1990
$670,000
Marin County Exc
Baitinger,alan A
Grant Deed
—
—
—
Richard G Wagener
—
Deed Of Trust
related
$64,945 · Transamerica Financial Svc
—
—
Keith R Rutz
—
Deed Of Trust
related
$315,084 · Alan Baitinger
—
—
John C Vore
—
Deed Of Trust
related
$425,000 · Sonoma National Bank
—
—
Keith R Rutz
—
Deed Of Trust
related
$31,612 · Alan Baitinger
—
—
Richard Wagener
—
Deed Of Trust
related
$470,000 · Baitinger Alan
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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