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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Bed & breakfasts
28717 State Hwy 18 Skyforest, CA 92385-0477
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US10-0973929
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1935
Construction
WOOD
Total area
5,108 SF
Lot
1.98 ac (86,289 SF)
APN
0332-182-38-0000
UPID
US10-0973929
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
$2.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.88M
Owner & transaction history
Sky View Inn LLC · 5 yrs held
Sky View Inn LLC
since 2021
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+42.0%
Office building
$2.2M
+31.4%
Commercial (general)
$1.8M
+3.9%
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 Skyforest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Skyforest 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
$2,095,000
ML approach
$2,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,690,000
Current use
RESTAURANT
$2,400,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$2,220,000
Change: +31% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,755,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,555,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$1,480,000
Change: -13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,375,000
Change: -19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,365,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±10% · vs last sale $1.79M (Feb 26 2021)
Last sale anchor
$1.79M
Feb 26 2021
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
$368 / 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
$19,541
Tax year 2023
Assessed value
$1,720,000
Assessed 2024
Previous assessed
$1,862,316
-7.6% YoY
Effective rate
1.14%
On assessed value
Assessed land
$690,000
Assessed improvement
$1,030,000
Applied tax rate
105.0000
Comparables
3 recent transactions · within 1.5 miComparable in this city
3 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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1935
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
EVAPORATIVE
Buildings
2
Stories
2
Units
13
Rooms
14
Bathrooms
12
Total area
5,108 SF
Lot
1.98 ac (86,289 SF)
APN
0332-182-38-0000
UPID
US10-0973929
Jurisdiction
SAN BERNARDINO
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
HOTEL/MOTEL Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
HOTEL/MOTEL Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1935
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
2
Buildings
2
Units
13
Rooms
14
Bathrooms
12
Lot
1.98 ac
Current owner
From public records · entity-resolved
Sky View Inn LLC
Entity
Mailing address
13973 CARRIAGE RD, POWAY, CA 92064-3837
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2023
—
Sky View Inn LLC
—
Deed
related
$400,000 · Robert And Christine M Perrin Family Tr
Feb 26, 2021
$1,790,000
Sky View Inn LLC
Skyforest Inn LLC
Grant Deed
$1,000,000 · 1996 Robert And Christine Perriri F
Aug 28, 2017
$1,500,000
Skyforest Inn LLC
Perrin Robert & C 1996 Trust
Grant Deed
$1,500,000 · Perrin Robert & C 1996 Tr (pt)
Apr 12, 2016
—
Perrin,robert & C M Trust
Hi-land Mountain Homes INC
Deed In Lieu Of Foreclosure
related
—
Dec 26, 2012
$1,200,000
Hi-land Mountain Homes INC
1996 Perrin R & C Trust
Grant Deed
$1,159,000 · 1996 Perrin R & C Trust (pt)
Aug 1, 2011
$425,000
Robert Perrein
Sterling Savings Bank
Grant Deed
$297,500 · First Mountain Bank
Jan 28, 2011
$263,955
Sterling Svgs Bk
Fidelity National Title Co
Trustees Deed
related
—
Sep 22, 2010
—
Olea Financial INC
Walters,michel A
Grant Deed
—
Apr 13, 2006
$1,900,000
Michel A Walters
Teachout,richard M JR & Patricia A
Grant Deed
—
Mar 16, 1999
$575,000
Richard M Teachout
Capitol Thrift & Loan
Grant Deed
$425,000 · Capitol Thrift & Loan
Aug 14, 1996
$550,000
Capitol Thrift
Wooley,john H & Kathleen S
Trustees Deed
related
—
—
—
Wooley John H
—
Deed Of Trust
related
$585,000 · Capitol Thrift & Loan
—
—
John H Wooley
—
Deed Of Trust
related
$38,800 · Us Small Business Admn
—
—
Mary E Piazza Family
—
Deed Of Trust
related
$1,735,000 · Sonoma National 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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