South Lake Tahoe Marine
For Sale
$3,250,000
1630 Shop Street, South Lake Tahoe, CA 96150
State-of-the-art marine repair and storage facility with established business.
Property Size6,500 SF
Price / SF$500
Days on Market274
Property Features for 1630 Shop Street
General Information
Standard status
Active
Size
6,500 SF
Property subtype
Industrial
Building Details
Building Size
6,500 SF
Year Built
2008
Listing Agency:
NAI Tahoe Sierra
(530) 525-2304
Listed By:
Scott Fair · License #CalDRE #01761504
(530) 525-2304
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Aug 12
Last Checked: Aug 22 at 3:59AM
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 NAI Tahoe Sierra
Investment Insights
Based on property information with market context.
This property features an existing marine business with over thirty years of history in South Lake Tahoe. The facility, custom-designed in 2009, includes a 4,000-square-foot warehouse with an 800-square-foot office, and a 2,500-square-foot veranda enclosed on two sides, all within a fenced yard on approximately half an acre. The warehouse is equipped with four large bay doors for accessibility. The property includes a water recycling system, ceiling beams for electric hoists in the building and veranda, and a solar box ready for solar installation. It exceeds TRPA standards with all BMPs installed. The warehouse features floor drains connected to underground water/oil separating tanks and a complete fire suppression system with sprinklers throughout. ADA requirements are met. The office area includes a kitchenette, an ADA-compliant bathroom with a washer and dryer, a customer counter, a parts room, and storage space, with potential for a second story. The business benefits from a large client base, including approximately seventy storage customers, and the high annual tourism to South Lake Tahoe, which attracts over 3 million visitors. Its location near the Tahoe Keys Neighborhood, a 740-acre private marina community with eleven miles of waterways and approximately 1,500 homes, further supports the business.
Key Highlights
- Established marine business with 30+ years of history and existing client base of approximately 70 storage customers.
- State‑of‑the‑art facility (built in 2008) designed specifically for marine repair and storage.
- Prime location** near Tahoe Keys Neighborhood, a large marina community with numerous homes with boat slips, and benefiting from 3 million annual tourists.
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
$92,481
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
2.85%
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%
$1,849,620
$1.8M
Cap Rate 7%
$1,321,157
$1.3M
Cap Rate 9%
$1,027,567
$1.0M
Market Conditions
NOI Build-Up for 6,500 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
$140.4K $21.60/SF
− Vacancy
−$8.3K −$1.27/SF
EGI
$132.1K $20.33/SF
− OpEx
−$39.6K −$6.10/SF
NOI
$92.5K $14.23/SF
Area
El Dorado County, CA
Vacancy
5.90%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,849,620
Cap Rate 7%
$1,321,157
Cap Rate 9%
$1,027,567
Alternative Uses
Best Use
Retail
$1.32M
$1.16M – $1.54M
NOI $92,481 @ 7.0% cap · market cap 2.85%
Second Best
Warehouse
$997.5K
$872.8K – $1.16M
NOI $69,825 @ 7.0% cap · market cap 2.15%
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,671 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
152
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.
Similar Off Market Nearby
- StorQuest Express Self Service Storage — 1060 Industrial Ave, South Lake Tahoe, CA 96150
- Marine Performance — 1630 Shop St, South Lake Tahoe, CA 96150
- South Lake Tahoe Mini Storage — 1748 D St # 2, South Lake Tahoe, CA 96150
- Self-Storage at U-Haul — 1105 Emerald Bay Rd, South Lake Tahoe, CA 96150
Frequently Asked Questions
What type of property is this?
Warehouse - State-of-the-art marine repair and storage facility with established business.
Where is this warehouse located?
The property is located at 1630 Shop Street South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Established marine business with 30+ years of history and existing client base of approximately 70 storage customers.; State‑of‑the‑art facility (built in 2008) designed specifically for marine repair and storage.; Prime location** near Tahoe Keys Neighborhood, a large marina community with numerous homes with boat slips, and benefiting from 3 million annual tourists.
