Industrial Building with Yard,
For Sale
$640,000
2087 and 2089 James Ave, South Lake Tahoe, CA 96150
Industrial/office building with yard on 11,325 sq. ft. parcel.
Property Size2,950 SF
Price / SF$216.95
Days on Market275
Property Features for 2087 and 2089 James Ave
General Information
Standard status
Active
Size
2,950 SF
Property subtype
Industrial/Office
Building Details
Building Size
2,950 SF
Year Built
1969
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 4:46AM
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.
Located in South Lake Tahoe, this property features an industrial building with a yard, office space, and loading dock. The building offers approximately 2,950 square feet of space, including roughly 1,500 square feet of warehouse area with a 10-foot clear height. The current configuration includes four private offices, a reception area, a bullpen or receiving area, and a restroom. The yard provides approximately 6,098 square feet of outdoor space. Situated on a total parcel of approximately 11,325 square feet, the property includes a loading dock, kitchenette, and warehouse/receiving area. The current configuration is approximately 50% warehouse. South Lake Tahoe is experiencing a revival, with transformations in lodging, a growing brewery scene, and new restaurants. The area attracts business owners and workers interested in an active lifestyle centered around the Sierra Nevada mountains and Lake Tahoe.
Key Highlights
- Rare industrial/office building with yard and loading dock in South Lake Tahoe.
- +/-2,950 sq. ft. building with +/-6,098 sq. ft. yard on a +/-11,325 sq. ft. parcel.
- Includes a loading dock for efficient material handling.
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
$48,480
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
7.58%
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%
$969,600
$969.6K
Cap Rate 7%
$692,571
$692.6K
Cap Rate 9%
$538,667
$538.7K
Market Conditions
NOI Build-Up for 2,950 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
$77.9K $26.40/SF
− Vacancy
−$13.2K −$4.49/SF
EGI
$64.6K $21.91/SF
− OpEx
−$16.2K −$5.48/SF
NOI
$48.5K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$969,600
Cap Rate 7%
$692,571
Cap Rate 9%
$538,667
Alternative Uses
Best Use
Office B
$692.6K
$606.0K – $808.0K
NOI $48,480 @ 7.0% cap · market cap 7.58%
Second Best
Warehouse
$452.7K
$396.1K – $528.2K
NOI $31,690 @ 7.0% cap · market cap 4.95%
Theoretical Best
Specialty Retail
$1.05M
$922.9K – $1.23M
NOI $73,828 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,343
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Hugo's Dry Dock II Mini Storage — 809 James Ave, South Lake Tahoe, CA 96150
- Hugo's Dry Dock — 795 James Ave, South Lake Tahoe, CA 96150
- Arco's Self Storage - South Lake Tahoe — 835 James Ave, South Lake Tahoe, CA 96150
- Struve Automotive — 927 Eloise Ave, 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 - Industrial/office building with yard on 11,325 sq. ft. parcel.
Where is this warehouse located?
The property is located at 2087 and 2089 James Ave South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Rare industrial/office building with yard and loading dock in South Lake Tahoe.; +/-2,950 sq. ft. building with +/-6,098 sq. ft. yard on a +/-11,325 sq. ft. parcel.; Includes a loading dock for efficient material handling.
