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    2255 West Lake Boulevard Tahoe City, CA 96145

    View on Map
    For Sale
    $6,500,000

    Commercial - Tahoe City, CA

    Property size:
    4,512 SF
    Lot size:
    1.00 Acre
    Added:
    Mar 13, 2025
    Days on Market:
    389
    Last Refresh:
    Apr 5 at 2:06 pm

    Property Features for 2255 West Lake Boulevard

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Paved or Surfaced
    Security features
    Security Lighting
    Interior features
    Refrigerator Space, Restrooms
    Exterior features
    Lighting/Security, Parking/25+ Spaced, Rv Storage, High Traffic Location, High Visiblity, Refrigerator Space, Restrooms
    Standard status
    Active
    APN
    084-110-019-000
    Size
    4,512 SF
    Lot size
    1.00 Acre

    Utilities

    Water front features
    River/Creek, River/Creek

    Building Details

    Year built
    1936
    Floors in Building
    2
    Building materials
    Frame
    Architectural style
    Other

    We can help!

    Listing Contact
    Kristina Mattson

    Listing agent Kristina Mattson License #01950662

    Listing office Chase International - TC 531 North Lake Blvd., CA

    Listing date Mar 13, 2025

    MLS# 20250353 Listing URL

    Copyright © 2026 Tahoe Sierra Board 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.

    Overview

    Iconic Tahoe Location with History

    Located in Tahoe City, California, this property at 2255 Westlake, most recently known as the Black Bear Tavern, is an iconic Tahoe location beautifully constructed with local pine logs and stone. The history on file dates back to 1932 when construction began. The 4,512 square foot building has served as both a home and a restaurant. The property includes a one-bedroom studio apartment with a private entrance and a current Short-Term Rental permit. The commercial kitchen is still in place, ready to be modernized if a restaurant is again in the building's future. An additional small kitchenette is located in the southern section of the building. Three large rooms, formerly used as a bar and two dining rooms, are now used as comfortable living and working areas, all featuring classic stone fireplaces. The property is situated on a 1-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bars & Pubs

    Suggested Use

    Building Supply Big Box & Wholesale Store Auto Parts Store Storage Facility HVAC Service Spa & Massage Center Hair Salon Cafe & Coffee Shop Wine and Liquor Store Law Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Sunnyside Restaurant & Lodge — 1850 W Lake Blvd, Tahoe City, CA 96145
    • Shadyside Lounge — 1770 W Lake Blvd, Tahoe City, CA 96145

    Location Insight

    • Map
    • Local Demand
    City
    Tahoe City
    County
    Placer
    State
    California
    Longitude
    -120.15728
    Latitude
    39.133858

    FAQs

    What type of property is this?
    Bar & Pub - Iconic Tahoe location with commercial kitchen and studio apartment.
    Where is this bar & pub located?
    The property is located at 2255 West Lake Boulevard Tahoe City, CA.
    What is the asking price?
    The asking price for this property is $6,500,000.
    What are key features of this property?
    This property features: Iconic Tahoe location with a rich history dating back to 1932.; Includes a one‑bedroom studio apartment with a private entrance and a current Short‑Term Rental (STR) permit.; Commercial kitchen in place, ready for modernization for restaurant use.
    (866) 889-4817
    We can help!
    Listing Contact
    Kristina Mattson
    Real Estate License ID: 01950662
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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