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Property profile & analytics
OFF-MARKET
Estimated value
$2,030,000
Commercial real estate
12938 Sir Francis Drake Blvd Inverness, CA 94937-9706
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3149145
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1964
Total area
7,068 SF
Lot
3.89 ac (169,448 SF)
APN
112-101-17
UPID
US10-3149145
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
-
Tomales Bay Resort & Marina Hotel & Motel
-
Tesla Destination Charger Electric Vehicle Charging Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.20M
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$2.03M
Owner & transaction history
Tblm LLC · 21 yrs held
Tblm LLC
since 2005
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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%
$2,385,000
6.5%
$2,200,000
7%
$2,045,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,690,000
Current use
INDUSTRIAL (GENERAL)
$2,180,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.03M
Range $1.83M – $2.23M · ±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
$287 / 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
$49,974
Tax year 2024
Assessed value
$4,189,315
Assessed 2024
Previous assessed
$4,189,315
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,609,937
Assessed improvement
$1,579,378
Applied tax rate
94.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1964
Heating
NONE
Units
1
Bathrooms
1
Total area
7,068 SF
Lot
3.89 ac (169,448 SF)
APN
112-101-17
UPID
US10-3149145
Jurisdiction
MARIN
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
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
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (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
1964
Heating
NONE
Units
1
Bathrooms
1
Lot
3.89 ac
Current owner
From public records · entity-resolved
Tblm LLC
Entity
Free & Clear · 21 yrs held
Mailing address
7 4TH ST STE #35, PETALUMA, CA 94952-3094
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2018
—
Tblm LLC
—
Deed
related
$168,857 · Bank Of Marin
May 19, 2005
—
Tblm LLC
Harriman,jeffrey F & Nancy B
Grant Deed
related
—
Apr 1, 2005
—
Jeffrey F Harriman
Wolfson,harris P & Leanne C
Quit Claim Deed
related
$1,500,000 · Wells Fargo Bank
Dec 29, 2004
$1,385,000
Harris P Wolfson
Arrighi,joseph L & Patricia L
Grant Deed
related
$1,600,000 · Bank Of Marin
Jul 2, 2004
—
Joseph L Arrighi
Arrighi,joseph L & Patricia L
Quit Claim Deed
related
—
Mar 15, 1996
—
Joseph L Arrighi
—
Deed Of Trust
related
$1,300,000 · Bank Of Marin
Nov 20, 1990
$1,311,400
Arrighi,joseph L
Golden,hinde Asc
Trustees Deed
$627,629 · Seller
—
—
Hinde Ass Golden
—
Deed Of Trust
related
$22,000 · Craney Scott
—
—
Joseph L Arrighi
—
Deed Of Trust
related
$5,000 · Individual
—
—
Tblm LLC
—
Loan Modification
related
$168,857 · Bank Of Marin
—
—
Tblm
—
Deed Of Trust
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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