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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Hotels
890 Hwy 4th 4 Arnold, CA 95223-7604
Entity Owned
~
Est. High Equity
Property ID
US09-1944470
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1970
Total area
6,436 SF
Lot
0.44 ac (19,166 SF)
Zoning code
C2
APN
026-019-045-000
UPID
US09-1944470
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$893k
Blend (final)
Blend
$1.10M
Owner & transaction history
Bear Valley Hospitality LLC
Bear Valley Hospitality LLC
since 2025
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
C2 · Arnold, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+66.1%
Commercial (general)
$1.1M
+60.0%
Restaurant
$955,000
+43.1%
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 Arnold submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arnold 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
$665,000
Current use
OFFICE BUILDING
$1,105,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,065,000
Change: +60% · Conversion: Difficult
RESTAURANT
$955,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.20M (Jun 19 2025)
Last sale anchor
$1.20M
Jun 19 2025
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
$171 / 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
$12,416
Tax year 2024
Assessed value
$1,004,663
Assessed 2024
Previous assessed
$1,004,663
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$120,474
Assessed improvement
$884,189
Applied tax rate
79.0000
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
1970
Heating
NONE
Stories
1
Units
19
Bathrooms
3
Total area
6,436 SF
Lot
0.44 ac (19,166 SF)
Zoning code
C2
APN
026-019-045-000
UPID
US09-1944470
Jurisdiction
CALAVERAS
Zoning & alternative use
C2 · Arnold, CA
Zoning C2 · permitted uses
C2 · Arnold, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arnold. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$665,000
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$955,000
HOTEL/MOTEL Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
1970
Heating
NONE
Stories
1
Units
19
Bathrooms
3
Lot
0.44 ac
Current owner
From public records · entity-resolved
Bear Valley Hospitality LLC
Entity
Mailing address
PO BOX 6180, ARNOLD, CA 95223-6180
Ownership since
2025
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
Sep 19, 2025
$1,200,000
Bear Valley Hospitality LLC
Legacy Corp
Grant Deed
$780,000 · Banner Bank
May 23, 1997
—
Bradley Legacy
Legacy Corp
Quit Claim Deed
related
$120,000 · Kennedy Trust
Apr 1, 1992
—
—
—
Grant Deed
related
—
—
—
Legacy Corp
—
Deed Of Trust
related
$560,000 · Borrego Springs 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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