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Property profile & analytics
OFF-MARKET
Estimated value
$3,405,000
Motels
1261 Grv St Healdsburg, CA 95448-4769
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1870686
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
2006
Construction
WOOD
Total area
24,030 SF
Lot
1.37 ac (59,677 SF)
APN
089-081-018-000
UPID
US09-1870686
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
Current use
Occupant on record · Public records
-
The Lodge at Healdsburg, tapestry Collection by Hilton Hotel & Motel Bed & Breakfast
-
The Lodge at Healdsburg Hotel & Motel Bed & Breakfast
-
Krug Event Center Conference Center Trade Show Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.48M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.41M
Owner & transaction history
Dry Creek Inn LP · 22 yrs held
Dry Creek Inn LP
since 2003
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,850,000
6.5%
$4,480,000
7%
$4,160,000
Blend value · Realmo final
$3.41M
Range $3.06M – $3.75M · ±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
$142 / 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
$58,051
Tax year 2024
Assessed value
$5,063,570
Assessed 2024
Previous assessed
$5,063,570
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,149,776
Assessed improvement
$3,913,794
Applied tax rate
2.0000
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Rooms
5
Bathrooms
1
Total area
24,030 SF
Lot
1.37 ac (59,677 SF)
APN
089-081-018-000
UPID
US09-1870686
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
Building & site characteristics
From public records
Year built
2006
Construction
WOOD
Heating
NONE
Stories
1
Rooms
5
Bathrooms
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Dry Creek Inn LP
Entity
Mailing address
198 DRY CRK RD, HEALDSBURG, CA 95448-4702
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2023
—
Dry Creek Inn Limited Partnership
—
Deed
related
$10,000,000 · Poppy Bank
Feb 28, 2023
—
Dry Creek Inn Limited Partnership
—
Deed
related
$250,000 · Poppy Bank
Nov 29, 2022
—
Dry Creek Inn Limited Partnership
—
Deed
related
$37,500,000 · Poppy Bank
Nov 7, 2003
$689,000
Dry Creek Inn LP
Domitilli,tr
Grant Deed
$625,000 · Virtual Realty Enterprises
Aug 6, 2003
—
Edward W Massoni
Massoni,tr
Quit Claim Deed
related
—
May 16, 1997
—
Domitilli Trust
Domitilli,sylvia F
Quit Claim Deed
related
—
—
—
Dry Creek Inn
—
Deed Of Trust
related
$16,300,000 · State Bank Of India
—
—
Dry Creek Inn LP
—
Deed Of Trust
related
$22,420,000 · Cantor Com'l R/e Lndg
—
—
Dry Creek Inn LP
—
Deed Of Trust
related
$1,000,000 · Healdsburg City (ca)
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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