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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Bed & breakfasts
1205 Hillview Ln Napa, CA 94558-9789
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2812310
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1901
Construction
WOOD
Total area
3,432 SF
Lot
1 ac (43,560 SF)
Zoning code
AP
APN
034-200-014-000
UPID
US09-2812310
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.63M
Owner & transaction history
Setting Inn LLC · 7 yrs held
Setting Inn LLC
since 2019
7 recorded transactions
Zoning & alternative use
AP · Napa, CA
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 Napa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Napa 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±10%
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
$475 / 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
$45,244
Tax year 2024
Assessed value
$4,126,272
Assessed 2024
Previous assessed
$4,126,272
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,523,000
Assessed improvement
$2,603,272
Applied tax rate
72.0000
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1901
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
8
Bathrooms
15
Total area
3,432 SF
Lot
1 ac (43,560 SF)
Zoning code
AP
APN
034-200-014-000
UPID
US09-2812310
Jurisdiction
NAPA
Zoning & alternative use
AP · Napa, CA
Zoning AP · permitted uses
AP · Napa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Napa. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1901
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
15
Lot
1 ac
Current owner
From public records · entity-resolved
Setting Inn LLC
Entity
Mailing address
23091 ML CRK DR, LAGUNA HILLS, CA 92653-1258
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2019
—
Setting Inn LLC
Cova,jeffrey M
Quit Claim Deed
$2,800,000 · 5th Street Cap INC
Feb 4, 2019
—
Noah Mcmahon
Mcmahon,deborah
Quit Claim Deed
related
—
Feb 4, 2019
$3,950,000
Jeffrey Michael Cova
Napa Vineyard House INC
Grant Deed
$2,765,000 · Security National Mortgage Co
Jan 8, 2014
$1,275,000
Napa Vineyard House INC
Hasenpusch,alfred E JR & Sandra S
Grant Deed
—
Nov 5, 1993
$720,000
Alfred E Hasenpusch
Sattui,daryl & S
Grant Deed
$576,000 · Seller
Mar 31, 1992
$690,000
Daryl Sattui
Rossi Trust
Grant Deed
$552,000 · World Savings & Loan
Jul 21, 1989
$53,000
Rossi,robert L &
Exchange Holding
Trustees Deed
related
—
Jul 21, 1989
$263,000
Rossi,robert L &
Bunsow,henry
Trustees Deed
related
—
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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