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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Motels
12130 Hwy 116 Guerneville, CA 95446-9480
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0101316
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1891
Construction
WOOD
Total area
2,738 SF
Lot
2 ac (87,120 SF)
APN
085-070-010-000
UPID
US09-0101316
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
$1.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.04M
Owner & transaction history
Graham Humphreys · 4 yrs held
Graham Humphreys
since 2022
Last sale
$1.0M
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 Guerneville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Guerneville 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
$1,050,000
ML approach
$1,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,265,000
Current use
COMMERCIAL (GENERAL)
$1,055,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±10% · vs last sale $1.03M (May 2 2022)
Last sale anchor
$1.03M
May 2 2022
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
$380 / 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
$13,642
Tax year 2024
Assessed value
$1,143,403
Assessed 2024
Previous assessed
$1,143,403
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$334,654
Assessed improvement
$808,749
Applied tax rate
93.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1891
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
1
Rooms
5
Bathrooms
7
Total area
2,738 SF
Lot
2 ac (87,120 SF)
APN
085-070-010-000
UPID
US09-0101316
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
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
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
1891
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Rooms
5
Bathrooms
7
Lot
2 ac
Current owner
From public records · entity-resolved
Graham Humphreys
Individual
Mailing address
12130 HWY 116, GUERNEVILLE, CA 95446-9480
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2025
—
Graham Humphreys & Anissa Burley Li
—
Deed
related
$137,881 · Upequity Spv2 LLC
May 2, 2022
—
Graham Humphreys
Richard Humphreys Graham
Intrafamily Transfer
related
$1,012,500 · Change Lending LLC
Jun 15, 2021
—
Richard Humphreys Graham
Graham R Humphreys
Intrafamily Transfer
related
$125,000 · The Vincent Carini Family Trust
Dec 29, 2020
—
Graham R Humphreys
Richard Humphreys Graham
Intrafamily Transfer
related
$700,000 · Commerce Home Mortgage LLC
Nov 26, 2019
—
Humphreys,g & Burnley A Trust
Graham Humphreys
Quit Claim Deed
related
—
Jun 18, 2019
—
Graham Humphreys
—
Deed
related
$704,950 · Land-home Financial Services
Jun 14, 2018
$1,025,000
Graham Humphreys
Santa Nella House Corp
Grant Deed
$150,000 · Other Institutional Lenders
Dec 10, 2014
$734,000
Santa Nella House Corp
Reeves Family Trust
Grant Deed
$392,500 · Redwood Cu
Dec 10, 2014
—
Robert A Reeves
Taggart,elizabeth E
Affidavit Of Death
related
—
Nov 20, 2007
—
Robert A Reeves
Reeves,robert A & Elizabeth T
Quit Claim Deed
related
—
Jun 23, 2006
$834,000
Robert A Reeves
Michael A Gallin
Grant Deed
$650,000 · Washington Mutual Bank Fa
Jul 14, 2005
$786,000
Michael A Gallin
Tellefsen,kristine
Grant Deed
$628,800 · Greenpoint Mortgage Funding
Jul 14, 2005
—
Kristine Tellefsen
Ranney,francis R
Grant Deed
related
—
Aug 18, 2000
$429,000
Kristine Tellefsen
Ettorre,robyn L
Grant Deed
—
Dec 1, 1999
—
Robyn L Ettorre
Santos,alfredo
Grant Deed
related
—
May 15, 1998
$393,000
Robyn L Ettoree
Ferrington,alan E & Joyce E
Grant Deed
$314,400 · Wmc Mortgage Corp
—
—
Kristine Tellefsen
—
Deed Of Trust
related
$210,000 · Sonoma National Bank
—
—
Kristine Tellefsen
—
Deed Of Trust
related
$110,000 · Monsler Trust
—
—
Santa Nella House Corp
—
Deed Of Trust
related
$245,000 · Bay Area Employment Dev
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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