Industrial Flex Property with Residential
For Sale
$1,400,000
2140 US Highway 50, South Lake Tahoe, CA 96150
Comm/Ind/BusOpp, South Lake Tahoe, CA
Property Size10,644 SF
Lot Size1.18 Acres
Price / SF$131.53
Days on Market1097
Property Features for 2140 US Highway 50
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
RV
Window features
Double Pane Windows, Vinyl Frames
Exterior features
Storage Shed
Directions
Across from Airport
Subdivision
Out of Area-CA
Standard status
Active
APN
033050023000
Lot size
1.18 Acres
Utilities
Heating system
Baseboard, Natural Gas
Building Details
Year built
1968
Flooring type
Carpet, Concrete
Building materials
Masonry
Roof type
Flat
Additional Structures
Storage, Outbuilding
Listing Agency:
Ascent Property Group
(530) 577-7111
Listed By:
Nicole Zaborsky · License #01357744
(530) 577-7111
Added: Aug 29, 2023
Changed: Aug 19
Last Checked: Aug 29 at 5:06AM
MLS# 139307
Copyright © 2026 South Tahoe Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This masonry flex property contains approximately 10,644 square feet across an 1.18-acre site. The building includes eight industrial bays ranging from 770 to 1,200 square feet, each equipped with a roll-up door, along with three residential units on the second floor. Additional improvements include storage sheds, generous parking, a private well, and three-phase power. Construction dates to 1968, with carpet and concrete flooring, flat roofing, and baseboard and natural-gas heating.
The property is located across from South Lake Tahoe Airport in the unincorporated area of El Dorado County. TRPA verification identifies Land Class 6, 32,221 square feet of coverage, 7,260 CFA, and three Residential Units of Use. Three tenants currently occupy the property on month-to-month arrangements.
The property is located across from South Lake Tahoe Airport in the unincorporated area of El Dorado County. TRPA verification identifies Land Class 6, 32,221 square feet of coverage, 7,260 CFA, and three Residential Units of Use. Three tenants currently occupy the property on month-to-month arrangements.
Key Highlights
- Approximately 1.18‑acre site with 10,644 SF gross building area
- Eight industrial bays ranging from 770 to 1,200 SF
- Three second‑floor residential units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$114,340
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,286,800
$2.3M
Cap Rate 7%
$1,633,429
$1.6M
Cap Rate 9%
$1,270,444
$1.3M
Market Conditions
NOI Build-Up for 10,644 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$144.3K $13.56/SF
− Vacancy
−$9.8K −$0.92/SF
EGI
$134.5K $12.64/SF
− OpEx
−$20.2K −$1.90/SF
NOI
$114.3K $10.74/SF
Area
El Dorado County, CA
Vacancy
6.80%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,286,800
Cap Rate 7%
$1,633,429
Cap Rate 9%
$1,270,444
Alternative Uses
Best Use
Flex RnD
$2.73M
$2.39M – $3.18M
NOI $190,953 @ 7.0% cap · market cap 13.64%
Second Best
Multifamily LT 5
$2.53M
$2.21M – $2.95M
NOI $176,889 @ 7.0% cap · market cap 12.63%
Theoretical Best
Specialty Retail
$3.81M
$3.33M – $4.44M
NOI $266,380 @ 7.0% cap · market cap 19.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 96150, CA
29,518
Population
23,472
Households
1.3
Avg Household Size
40
Median Age
39%
College-Educated
92%
High-School Grad
163.2 sq mi
ZIP Area
181
Density / Sq Mi
$83,738
Median Household Income
$45,582
Median Earnings
$1,497
Median Rent
$649,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Multiple industrial bays, second-floor residential units, and storage improvements support mixed-use functionality.
Where is this flex space located?
The property is located at 2140 US Highway 50 South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Approximately 1.18‑acre site with 10,644 SF gross building area; Eight industrial bays ranging from 770 to 1,200 SF; Three second‑floor residential units
