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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Investment properties
9520 Main St, Upper Lake, CA 95485-9596
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3239984
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Blue Wing Saloon Restaurant Restaurant
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
Tmh Hospitality Group Corporation · 1 yrs held
Tmh Hospitality Group Corporation
since 2025
5 recorded transactions
Zoning & alternative use
C2 · Upper Lake, 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 Upper Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper 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%
$530,000
6.5%
$490,000
7%
$455,000
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$230 / 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
$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
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
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, CA
Zoning C2 · permitted uses
C2 · Upper Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upper Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1918
Heating
NONE
Bathrooms
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Tmh Hospitality Group Corporation
Entity
Mailing address
9550 MAIN ST, UPPER LAKE, CA 95485-9596
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2025
$1,750,000
Tmh Hospitality Group Corporation
Curtis Holdings INC
Grant Deed
$1,200,000 · Jbm Slo LLC
Jun 25, 2010
—
County Of Lake
Curtis Holding INC
Grant Deed
—
Sep 11, 2003
$170,000
Curtis Holdings INC
Wilson,elizabeth T Est
Grant Deed
related
—
Sep 10, 2001
$75,000
Sheldon Steinberg
Elizabeth T Wilson Estate
Grant Deed
$60,000 · Elizabeth T Wilson Estate
Jan 1, 1967
—
Wilson,elizabeth T
—
Grant Deed
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.
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