Commercial Land with
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1050 FREMONT AVE, South Lake Tahoe, CA 96150
General Commercial-zoned land includes an existing single-story concrete-block structure in South Lake Tahoe’s Bijou District.
Property Size7,890 SF
Price / SF$282
Days on Market7
Property Features for 1050 FREMONT AVE
General Information
Standard status
Active
Size
7,890 SF
Property subtype
Hospitality, Mixed Use, Special Purpose
Building Details
Units
1
Listing Agency:
Compass
(530) 545-0045
Listed By:
Ryan Smith · License #02095506
Source:
Crexi
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 7:10AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass
Investment Insights
Based on property information with market context.
This commercial land assemblage combines two parcels totaling approximately 0.82 acres and includes an existing single-story, concrete-block commercial structure with an open warehouse-style interior. The property is located within the Bijou District of South Lake Tahoe’s Bijou/Al Tahoe Community Plan and carries General Commercial zoning. The community plan identifies potential commercial categories including retail, office, personal and business services, restaurants, food and beverage sales, furniture and home furnishings, broadcasting, and cultural facilities, subject to applicable review and approvals.
The site is near Lake Tahoe Boulevard (US-50), Stateline casinos, Heavenly, El Dorado Beach, Bijou Community Park, and Tahoe Ice Arena. An on-site well serves common-area maintenance and landscaping, while domestic water and fire suppression are provided through South Tahoe Public Utility District. The utility district confirms 70 psi static pressure at the point of connection. Buyers should independently verify uses, entitlements, unit counts, short-term-rental eligibility, and development potential with the City of South Lake Tahoe and TRPA.
The site is near Lake Tahoe Boulevard (US-50), Stateline casinos, Heavenly, El Dorado Beach, Bijou Community Park, and Tahoe Ice Arena. An on-site well serves common-area maintenance and landscaping, while domestic water and fire suppression are provided through South Tahoe Public Utility District. The utility district confirms 70 psi static pressure at the point of connection. Buyers should independently verify uses, entitlements, unit counts, short-term-rental eligibility, and development potential with the City of South Lake Tahoe and TRPA.
Key Highlights
- Approximately 0.82‑acre assemblage comprising two parcels
- Existing single‑story CMU commercial structure with an open warehouse‑style floor plan
- General Commercial zoning within the Bijou/Al Tahoe Community Plan
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
$84,756
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
3.81%
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%
$1,695,120
$1.7M
Cap Rate 7%
$1,210,800
$1.2M
Cap Rate 9%
$941,733
$941.7K
Market Conditions
NOI Build-Up for 7,890 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
$107.0K $13.56/SF
− Vacancy
−$7.3K −$0.92/SF
EGI
$99.7K $12.64/SF
− OpEx
−$15.0K −$1.90/SF
NOI
$84.8K $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%
$1,695,120
Cap Rate 7%
$1,210,800
Cap Rate 9%
$941,733
Alternative Uses
Best Use
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,756 @ 7.0% cap · market cap 3.81%
Second Best
Mixed Use
$1.17M
$1.02M – $1.36M
NOI $81,662 @ 7.0% cap · market cap 3.67%
Theoretical Best
Specialty Retail
$2.82M
$2.47M – $3.29M
NOI $197,458 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
626
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Commercial land - General Commercial-zoned land includes an existing single-story concrete-block structure in South Lake Tahoe’s Bijou District.
Where is this commercial land located?
The property is located at 1050 FREMONT AVE South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: Approximately 0.82‑acre assemblage comprising two parcels; Existing single‑story CMU commercial structure with an open warehouse‑style floor plan; General Commercial zoning within the Bijou/Al Tahoe Community Plan
