New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Motels
41325 Tollhouse Rd, Shaver Lake, CA 93664
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-4462477
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1975
Construction
WOOD
Total area
8,966 SF
Lot
6.11 ac (266,151 SF)
Zoning code
C4M
APN
120-162-27
UPID
US09-4462477
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
-
The Chalet's & Musick Creek Inn Hotel & Motel
-
SunRun Solar Solar Energy Company
-
Camp Fish Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$712k
Blend (final)
Blend
$1.18M
Owner & transaction history
Mindy Creek LLC · 8 yrs held
Mindy Creek LLC
since 2017
4 recorded transactions
Zoning & alternative use
C4M · Shaver Lake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+31.3%
Medical building
$1.8M
+20.2%
Office building
$1.5M
+4.4%
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 Shaver Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shaver Lake 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%
$1,435,000
6.5%
$1,325,000
7%
$1,230,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,455,000
Current use
RESTAURANT
$1,910,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$1,750,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$1,520,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,315,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±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
$131 / 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
$16,989
Tax year 2023
Assessed value
$1,476,420
Assessed 2023
Previous assessed
$1,476,420
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$579,631
Assessed improvement
$896,789
Applied tax rate
60.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
NONE
Stories
2
Total area
8,966 SF
Lot
6.11 ac (266,151 SF)
Zoning code
C4M
APN
120-162-27
UPID
US09-4462477
Jurisdiction
FRESNO
Zoning & alternative use
C4M · Shaver Lake, CA
Zoning C4M · permitted uses
C4M · Shaver Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Shaver Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.5M
RESTAURANT
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
HOTEL/MOTEL Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1975
Construction
WOOD
Heating
NONE
Stories
2
Lot
6.11 ac
Current owner
From public records · entity-resolved
Mindy Creek LLC
Entity
Mailing address
2874 WHITMORE AVE, CLOVIS, CA 93619-9284
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2017
$1,350,000
Mindy Creek LLC
Bowman Family Trust
Grant Deed
$1,100,000 · Bowman Family Trust (pt)
Sep 30, 2016
—
Bowman Family Trust
Bowman R L & M M Trust
Quit Claim Deed
related
—
Apr 1, 2005
—
Maxine M Bowman
Bowman,robert L
Affidavit Of Death
related
—
—
—
Bowman Maxine M Tr
—
Deed Of Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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