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Property profile & analytics
OFF-MARKET
Estimated value
$3,320,000
Motels
14755 Armstrong Woods Rd Guerneville, CA 95446-9201
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2379513
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1946
Construction
WOOD
Total area
3,623 SF
Lot
9.9 ac (431,244 SF)
APN
069-300-021-000
UPID
US09-2379513
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
$3.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$3.32M
Owner & transaction history
14755 Armstrong Woods LLC · 3 yrs held
14755 Armstrong Woods LLC
since 2023
Last sale
$3.3M
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
$3,680,000
ML approach
$3,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.32M
Range $2.99M – $3.65M · ±10% · vs last sale $3.30M (Apr 4 2023)
Last sale anchor
$3.30M
Apr 4 2023
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
$916 / 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
$75,675
Tax year 2024
Assessed value
$3,405,724
Assessed 2024
Previous assessed
$3,405,724
+0.0% YoY
Effective rate
2.22%
On assessed value
Assessed land
$780,300
Assessed improvement
$2,625,424
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
1946
Construction
WOOD
Heating
NONE
Cooling
NONE
Units
33
Total area
3,623 SF
Lot
9.9 ac (431,244 SF)
APN
069-300-021-000
UPID
US09-2379513
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
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
33
Lot
9.9 ac
Current owner
From public records · entity-resolved
14755 Armstrong Woods LLC
Entity
Mailing address
1301 ARMSTRONG WOODS LN #302, SANTA ROSA, CA 95405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2023
—
14755 Armstrong Woods LLC
14755 Armstrong Wood LLC
Intrafamily Transfer
related
$150,000 · Annabella Wheeler
Jul 30, 2021
$3,300,000
14755 Armstrong Wood LLC
John F Dolan
Grant Deed
$2,625,000 · Five Star Bank
Feb 23, 2007
—
Dolan John F Trust
Dolan,john F
Quit Claim Deed
related
—
Jul 3, 1996
$100,000
John F Dolan
Lacanada Holding Co
Grant Deed
related
—
Jan 18, 1996
$335,000
La Canada Holding Co
Scanlon Trust
Grant Deed
$190,000 · Seller
Jun 27, 1994
—
Scanlon Trust
Scanlon Trust
Quit Claim Deed
related
—
—
—
Dolan John F Trust
—
Deed Of Trust
related
$75,000 · Vogt D A & Schrag J R 1989 Tr
—
—
John F Dolan
—
Deed Of Trust
related
$60,000 · Coconas Psp&t
—
—
John F Dolan
—
Deed Of Trust
related
$500,000 · Imperial Capital Bank
—
—
John F Dolan
—
Deed Of Trust
related
$213,000 · Southern Pacific Bank
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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