Entity Owned Property summary
AI-generated overview
This exceptional 17-key hotel, The Tallman Hotel & Blue Wing Saloon, is nestled in historic Upper Lake, California, on a 0.69-acre lot (APN 027-193-180). Built in 1896 and extensively renovated in 2005, this property boasts nine buildings across two stories, with C2 zoning. The hotel features a signature Blue Wing Saloon restaurant and the charming Riffe's Meeting House, attracting guests with a full calendar of events. Situated in Lake County, known for its proximity to Clear Lake (California's largest natural lake), abundant outdoor recreation, and burgeoning wine scene, this property offers a unique investment opportunity. The hotel's location is convenient to the San Francisco Bay Area (100 miles), Sacramento (100 miles), and Santa Rosa (40 miles). Seller financing and structured sales are considered for qualified buyers. This is a clean offering with a state-of-the-art, sustainably led renovation. The property is for sale by owner for $3,000,000.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1918
Total area
3,220 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C2
APN
027-193-180-000
UPID
US10-3239984
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$490k
Comparable Approach
Comparable
$993k
Blend (final)
Blend
$740k
Owner & transaction history
since 2025
5 recorded transactions
Zoning & alternative use
C2 · Upper Lake, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$740k
Value range
$666k – $814k
±10% around blend
Estimated value / SF
$230 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$666k
blend $740k
$814k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,220 SF
Lot area
0.69 ac
Year built
1918
APN
027-193-180-000
Zoning
C2
Assessed value
$2,345,555
Annual tax
$26,983
3
Income approach: direct capitalization
Partial preview
Income approach indication
$490k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$530k
@ 6.5% CAP return
$490k
@ 7% CAP return
$455k
4
Sales comparison
Partial preview
Sales approach indication
$993k
Range $300k – $993k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$740k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 47 sales
$206
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $230/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.35M
Move the market yield to see immediate price impact.
Value / SF
$728
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$148k
$2.96M
$2.11M
$1.64M
$164k
$3.28M
$2.35M
$1.82M
$181k
$3.61M
$2.58M
$2.01M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,983
Tax year 2024
Assessed value
$2,345,555
Assessed 2024
Previous assessed
$2,345,555
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$450,966
Assessed improvement
$1,894,589
Applied tax rate
68.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1918
Heating
NONE
Bathrooms
1
Total area
3,220 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C2
APN
027-193-180-000
UPID
US10-3239984
Jurisdiction
LAKE
Zoning & alternative use
C2 · Upper Lake, CAZoning C2 · permitted uses
C2 · Upper Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1918
Heating
NONE
Bathrooms
1
Lot
0.69 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C2
Jurisdiction
Upper Lake, CA
Recorded code
C2
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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