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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Bed & breakfasts
4040 Sonoma Hwy Napa, CA 94559
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1860190
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1966
Construction
WOOD
Total area
1,080 SF
Lot
13.79 ac (600,692 SF)
Zoning code
AW
APN
047-100-063-000
UPID
US09-1860190
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
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$565k
Owner & transaction history
Napa County · 5 yrs held
Napa County
since 2020
7 recorded transactions
Zoning & alternative use
AW · Napa, 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 Napa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Napa 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
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$815,000
Current use
COMMERCIAL (GENERAL)
$675,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$523 / 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
$395,757
Tax year 2024
Assessed value
$36,148,862
Assessed 2024
Previous assessed
$36,148,862
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$11,417,353
Assessed improvement
$24,731,509
Applied tax rate
72.0000
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Total area
1,080 SF
Lot
13.79 ac (600,692 SF)
Zoning code
AW
APN
047-100-063-000
UPID
US09-1860190
Jurisdiction
NAPA
Zoning & alternative use
AW · Napa, CA
Zoning AW · permitted uses
AW · Napa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Napa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$815,000
COMMERCIAL (GENERAL)
Est. value
$675,000
HOTEL/MOTEL Current
COMMERCIAL (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
1966
Construction
WOOD
Heating
NONE
Lot
13.79 ac
Current owner
From public records · entity-resolved
Napa County
Entity
Mailing address
4048 SONOMA HWY, NAPA, CA 94559-9745
Mailing matches property
Yes
Owner-occupied
Yes
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
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2020
—
Napa County
Gf Carneros Inn LLC
Quit Claim Deed
related
—
Jun 6, 2014
—
Gf Carneros Inn LLC
Carneros Holdings LLC
Grant Deed
—
Apr 1, 2009
—
Carneros Holdings LLC
—
Grant Deed
related
$80,575,176 · Ronald Family Trust A
Mar 16, 2009
—
Carneros Holdings LLC
—
Grant Deed
related
$79,975,176 · Ronald Family Trust A
Jan 30, 2009
—
Carneros Holdings LLC
—
Deed Of Trust
related
$79,075,176 · Ronald Family Trust A
May 28, 2004
—
Carneros Holdings LLC
—
Grant Deed
related
$1,500,000 · Ronald Trust
Apr 16, 2004
—
Carneros Courtyard Homes LLC
—
Deed Of Trust
related
$12,500,000 · Hsbc Bank USA
Feb 21, 2002
—
Carneros Inn LLC
Carneros Partners LLC
Quit Claim Deed
related
—
Apr 2, 1998
—
Carneros Inn LLC
John P Zopfi Estate
Grant Deed
$1,400,000 · First Republic Bank
—
—
Carneros Courtyard Homes LLC
—
Deed Of Trust
related
$2,400,000 · Far East National Bank
—
—
John P Zopfi
—
Deed Of Trust
related
$1,400,000 · Yosemite Mortgage Fund LLC
—
—
John P Zopfi
—
Deed Of Trust
related
$17,500 · 452 First Street East
—
—
Carneros Courtyard Homes LLC
—
Deed Of Trust
related
$350,000 · Ronald Trust
—
—
Stephen T Sullivan
—
Deed Of Trust
related
$176,200 · National City Bank
—
—
Nicholas Monroe
—
Deed Of Trust
related
$740,620 · Washington Mutual Fsb
—
—
Stephen T Sullivan
—
Deed Of Trust
related
$881,250 · Wells Fargo Bank
—
—
George T Haymaker
—
Deed Of Trust
related
$700,000 · Wells Fargo Bank
—
—
David Lodder
—
Deed Of Trust
related
$828,750 · Washington Mutual Fsb
—
—
Keith Rogal
—
Deed Of Trust
related
$829,600 · Washington Mutual Fsb
—
—
Carneros Inn LLC
—
Deed Of Trust
related
$24,500,000 · Far East National Bank
—
—
Carneros Courtyard Homes LLC
—
Deed Of Trust
related
—
—
—
John P Zopfi
—
Deed Of Trust
related
$750,000 · Loans Jvs & Investments
—
—
John P Zopfi
—
Deed Of Trust
related
$285,000 · Individual
—
—
Carneros Holdings LLC
—
Deed Of Trust
related
$81,775,176 · Ronald Family Trust A
—
—
Richard Walsh
—
Deed Of Trust
related
$790,000 · Washington Mutual Fsb
—
—
Marie Saint-clair
—
Deed Of Trust
related
$960,000 · Washington Mutual Fsb
—
—
Barry Murphy
—
Deed Of Trust
related
$1,000,000 · Washington Mutual Fsb
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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