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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Hotels
401 1st St Benicia, CA 94510-3207
Entity Owned
25-yr Hold
~
Est. High Equity
Property ID
US09-1051426
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1895
Total area
8,000 SF
Lot
0.16 ac (7,125 SF)
APN
0089-174-110
UPID
US09-1051426
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
-
Union Hotel Hotel & Motel
-
Union Hotel Restaurant & Bar Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$381k
Blend (final)
Blend
$505k
Owner & transaction history
Richards Dream Inns LLC · 25 yrs held
Richards Dream Inns LLC
since 2001
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$815,000
+112.3%
Commercial (general)
$710,000
+85.1%
Warehouse, storage
$460,000
+20.3%
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 Benicia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Benicia 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
$485,000
CAP Approach
CAP Return
Estimation
6%
$700,000
6.5%
$645,000
7%
$600,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$385,000
Current use
INDUSTRIAL (GENERAL)
$815,000
Change: +112% · Conversion: Difficult
COMMERCIAL (GENERAL)
$710,000
Change: +85% · Conversion: Difficult
WAREHOUSE, STORAGE
$460,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$63 / 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
$14,376
Tax year 2023
Assessed value
$1,208,808
Assessed 2023
Previous assessed
$1,208,808
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$192,169
Assessed improvement
$1,016,639
Applied tax rate
1.0000
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/MOTEL
Status
Off-Market
Year built
1895
Heating
NONE
Stories
3
Total area
8,000 SF
Lot
0.16 ac (7,125 SF)
APN
0089-174-110
UPID
US09-1051426
Jurisdiction
SOLANO
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
$385,000
INDUSTRIAL (GENERAL)
Est. value
$815,000
COMMERCIAL (GENERAL)
Est. value
$710,000
WAREHOUSE, STORAGE
Est. value
$460,000
HOTEL/MOTEL Current
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1895
Heating
NONE
Stories
3
Lot
0.16 ac
Current owner
From public records · entity-resolved
Richards Dream Inns LLC
Entity
Mailing address
PO BOX 844, PEBBLE BEACH, CA 93953-0844
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2001
$850,000
Richards Dream Inns LLC
Us Bank NA
Grant Deed
$800,000 · Woytak Trust
Sep 19, 2000
$593,500
Us Bank NA
Speciality Hotels LP
Trustees Deed
related
—
May 27, 1999
$1,030,000
Hotels L P Specialty
Bay Area Holdings INC
Grant Deed
$825,000 · Bank Of Commerce
—
—
Bay Area Holdings INC
—
Deed Of Trust
related
$350,000 · Individual
—
—
Bay Area Holdings INC
—
Deed Of Trust
related
$10,000 · Individual
—
—
Union Hotel
—
Deed Of Trust
related
$50,000 · Individual
—
—
Hotels L P Specialty
—
Deed Of Trust
related
$14,000 · Individual
—
—
Lucky Lanes INC
—
Deed Of Trust
related
$300,000 · Continental Pacific Bank
—
—
Bay Area Holdings INC
—
Deed Of Trust
related
$400,000 · Suisun Valley 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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