Four-Unit Quadplex Near
For Sale
$879,000
3673 Spruce Avenue, South Lake Tahoe, CA 96150
Four-unit residential property near mountain recreation, beaches, casinos, shopping, dining, and public shuttle service.
Property Size2,792 SF
Price / SF$314.83
Days on Market11
Property Features for 3673 Spruce Avenue
General Information
Standard status
Active
Size
2,792 SF
Property subtype
Quadruplex
Additional Details
Multifamily Units
4
Building Details
Building Size
2,792 SF
Year Built
1966
Listing Agency:
Garner Real Estate
(650) 438-3377
Listed By:
Christopher Garner · License #02245213
Source:
Teamnavigate
Added: Aug 12
Changed: Aug 22
Last Checked: Aug 22 at 11:08AM
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 Garner Real Estate
Investment Insights
Based on property information with market context.
This four-unit residential property contains approximately 2,792 square feet and was built in 1966. The layout is described as having 4 bedrooms and 4 bathrooms, with outdoor space framed by mature pine trees and the surrounding mountain environment.
The property is in South Lake Tahoe near Heavenly Mountain Resort, Stateline casinos, Lake Tahoe beaches, Heavenly Village, Whole Foods Market, restaurants, and ski and boat rental services. A nearby shuttle provides access to Heavenly, while the area also offers hiking, biking, boating, paddle boarding, skiing, and snowboarding. Shopping, dining, entertainment, and year-round outdoor recreation are all part of the surrounding setting.
The property is in South Lake Tahoe near Heavenly Mountain Resort, Stateline casinos, Lake Tahoe beaches, Heavenly Village, Whole Foods Market, restaurants, and ski and boat rental services. A nearby shuttle provides access to Heavenly, while the area also offers hiking, biking, boating, paddle boarding, skiing, and snowboarding. Shopping, dining, entertainment, and year-round outdoor recreation are all part of the surrounding setting.
Key Highlights
- Quadruplex with approximately 2,792 square feet
- 4 bedrooms and 4 bathrooms
- Built in 1966
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
$46,399
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
5.28%
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%
$927,980
$928.0K
Cap Rate 7%
$662,843
$662.8K
Cap Rate 9%
$515,544
$515.5K
Market Conditions
NOI Build-Up for 2,792 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
$70.4K $25.20/SF
− Vacancy
−$4.1K −$1.46/SF
EGI
$66.3K $23.74/SF
− OpEx
−$19.9K −$7.12/SF
NOI
$46.4K $16.62/SF
Area
El Dorado County, CA
Vacancy
5.79%
Lease Rate
$25.20 /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%
$927,980
Cap Rate 7%
$662,843
Cap Rate 9%
$515,544
Alternative Uses
Best Use
Multifamily LT 5
$662.8K
$580.0K – $773.3K
NOI $46,399 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$593.3K
$519.1K – $692.1K
NOI $41,528 @ 7.0% cap · market cap 4.72%
Theoretical Best
Specialty Retail
$998.2K
$873.4K – $1.16M
NOI $69,873 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
377
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential property near mountain recreation, beaches, casinos, shopping, dining, and public shuttle service.
Where is this quadplex located?
The property is located at 3673 Spruce Avenue South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Quadruplex with approximately 2,792 square feet; 4 bedrooms and 4 bathrooms; Built in 1966
