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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Hotels
206 Commercial St Downieville, CA 95936-9603
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-2192103
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1940
Total area
3,993 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CR
APN
003-094-002-000
UPID
US09-2192103
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
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Sierra Adventures LLC · 5 yrs held
Sierra Adventures LLC
since 2020
Last sale
$565,000
5 recorded transactions
Zoning & alternative use
CR · Downieville, 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 Downieville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downieville 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
$930,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$480,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $565k (Dec 21 2020)
Last sale anchor
$565k
Dec 21 2020
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
$175 / 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
$7,048
Tax year 2024
Assessed value
$575,031
Assessed 2024
Previous assessed
$564,504
+1.9% YoY
Effective rate
1.23%
On assessed value
Assessed land
$63,672
Assessed improvement
$511,359
Applied tax rate
52.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1940
Heating
FLOOR/WALL FURNACE
Stories
2
Total area
3,993 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CR
APN
003-094-002-000
UPID
US09-2192103
Jurisdiction
SIERRA
Zoning & alternative use
CR · Downieville, CA
Zoning CR · permitted uses
CR · Downieville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downieville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$480,000
RETAIL STORES
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
1940
Heating
FLOOR/WALL FURNACE
Stories
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Sierra Adventures LLC
Entity
Mailing address
PO BOX 192, DOWNIEVILLE, CA 95936-0192
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2020
$565,000
Sierra Adventures LLC
Stan M Hoer
Grant Deed
—
Mar 15, 2018
$292,000
Stan M Hoer
Carnahan,michael D & Nancy L
Grant Deed
—
Apr 10, 2001
$497,500
Fredrick Carnahan
Dewart,fredrick & Jaonne
Grant Deed
$437,500 · Fredrick & Joanne
—
—
Michael D Carnahan
—
Deed Of Trust
related
$438,300 · Temecula Valley Bank NA
—
—
Michael D Carnahan
—
Deed Of Trust
related
$434,000 · Placer Sierra 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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