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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Hotels
280 Gln Way Incline Village, NV 89451-9377
Individually Owned
Free & Clear
Property ID
US62-0456699
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1968
Construction
WOOD
Total area
4,304 SF
Lot
0.86 ac (37,424 SF)
Zoning code
TA_IVT
APN
127-030-38
UPID
US62-0456699
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
-
Northlakes Lodges & Villas Hotel & Motel Bed & Breakfast
-
Tennis Courts Sports Field & Court Sports School
-
The Norh Lake Lodges is a Quaint Boutique Resort in Incline Village Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$1.50M
Owner & transaction history
Gayle Brandow
Gayle Brandow
since 2026
7 recorded transactions
Zoning & alternative use
TA_IVT · Incline Village, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+46.3%
Neighborhood: shopping center
$1.9M
+39.5%
Medical building
$1.5M
+13.2%
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 Incline Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Incline Village 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,330,000
Current use
COMMERCIAL (GENERAL)
$1,945,000
Change: +46% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,855,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$1,505,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,345,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$1,165,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$349 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$28,670
Tax year 2023
Assessed value
$541,050
Assessed 2023
Previous assessed
$472,510
+14.5% YoY
Effective rate
5.30%
On assessed value
Assessed land
$165,040
Assessed improvement
$376,010
Land market value
$471,542
Improvement market value
$1,074,313
Total market value
$1,545,855
Applied tax rate
5,200.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
2
Units
16
Bathrooms
8
Total area
4,304 SF
Lot
0.86 ac (37,424 SF)
Zoning code
TA_IVT
APN
127-030-38
UPID
US62-0456699
Jurisdiction
WASHOE
Zoning & alternative use
TA_IVT · Incline Village, NV
Zoning TA_IVT · permitted uses
TA_IVT · Incline Village, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Incline Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1968
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
3
Units
16
Bathrooms
8
Lot
0.86 ac
Current owner
From public records · entity-resolved
Gayle Brandow
Individual
Free & Clear · 0 yrs held
Mailing address
2464 E SOQUEL CIR, FRESNO, CA 93720-4638
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
—
Gayle Brandow
Gayle Brandow
Deed
related
—
Jan 12, 2024
—
Lonnie Wallace
Lonnie Wallace
Intrafamily Transfer
related
—
Sep 5, 2023
—
Club Qm Trust
North Lake Lodges Homeowners Associ
Quit Claim Deed
related
—
Jan 15, 2021
—
North Lakee Lodges HOA
Gary J Torres
Grant Deed
related
—
Nov 13, 2020
—
Gary L Reynolds
Lake Lodges Homeowners A North
Quit Claim Deed
related
—
Nov 6, 2020
$500
Craig Kuehn
Lake Lodge Homeowners As North
Quit Claim Deed
related
—
Nov 6, 2020
—
David G Streeter
Lake Lodges Homeowners A North
Quit Claim Deed
related
—
Jul 27, 2018
—
North Lk Lodges Homeowners Ass
Jaminson,benjamin & Cheryl
Grant Deed
related
—
Apr 27, 2018
—
Qm Corp
Rashe,dennis J & Kelly A
Grant Deed
related
—
Apr 12, 2013
—
North Lake Lodges
Interval Management INC
Trustees Deed
related
—
Jul 19, 2012
—
Margaret A Skillin
Skillin,vincent P
Affidavit Of Death
related
—
Nov 21, 2011
—
Ralph D Grishaber JR.
Grishaber,romana B
Affidavit Of Death
related
—
Sep 17, 2009
—
Gary A Whiteley
Whiteley,eloise C
Affidavit Of Death
related
—
Jun 18, 2009
—
Owner Name Unavailable
Tsi Title & Escrow INC
Grant Deed
related
—
Jan 17, 2008
—
Mary H Walker
Walker,charles JR
Affidavit Of Death
related
—
Dec 5, 2007
$2,024
Qm Corp
North Lake Lodges
Trustees Deed
related
—
Dec 7, 2006
—
Rochelle L Reynolds
Reynolds,stephen D
Affidavit Of Death
related
—
Nov 13, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Sep 21, 2006
$1,709
Qm Corp
North Lake Lodges
Trustees Deed
related
—
Dec 9, 2005
—
Joseph J Day
Giles,patrick M & Nancy A
Grant Deed
related
—
Nov 10, 2005
$2,000
Qm Corp
Braun,robert L & Patricia J
Grant Deed
related
—
Sep 15, 2005
$655
Qm Corp
Qm Corp
Trustees Deed
related
—
Dec 10, 2004
$317
Qm Corp
North Lake Lodges
Trustees Deed
related
—
Oct 22, 2004
—
Club Qm Title Trust Agreement
Tsi Title & Escrow INC
Quit Claim Deed
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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