South Lake Tahoe Commercial
For Sale
$1,175,000
3716 & 3717 Osgood Ave, South Lake Tahoe, CA 96150
Two-story building with vacant lot in South Lake Tahoe.
Property Size4,000 SF
Lot Size0.57 Acres
Price / SF$293.75
Days on Market170
Property Features for 3716 & 3717 Osgood Ave
General Information
Standard status
Active
Size
4,000 SF
Lot size
0.57 Acres
Property subtype
Office/Warehouse
Listing Agency:
NAI Tahoe Sierra
(530) 525-2304
Listed By:
Scott Fair · License #CalDRE #01761504
(530) 525-2304
Source:
Naiglobal
Added: Mar 6
Changed: Jul 6
Last Checked: Aug 23 at 2:45AM
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.
The former Bonanza Produce distribution facility is available for sale. It consists of two parcels located at 3716 & 3717 Osgood Ave in South Lake Tahoe, CA. The offering includes a two-story building with approximately 4,000 square feet, as per TRPA land coverage verification records, situated on a parcel of approximately 4,792 square feet. An adjacent vacant lot offers approximately 20,038 square feet, bringing the total land area to approximately 24,830 square feet. The building offers flexible commercial use. It features two loading docks with dock levelers for efficient shipping and storage. The lower level is suitable for storage, shop, or distribution. The second level includes offices, a kitchen, and a full bathroom for live/work use, and ample parking and yard space.
Key Highlights
- ±24,830 sq. ft. total land area in South Lake Tahoe.
- ±4,000 sq. ft. two‑story building with flexible commercial use.**
- Two loading docks with dock levelers for efficient shipping and storage.**
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
$65,736
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
5.59%
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%
$1,314,720
$1.3M
Cap Rate 7%
$939,086
$939.1K
Cap Rate 9%
$730,400
$730.4K
Market Conditions
NOI Build-Up for 4,000 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
$105.6K $26.40/SF
− Vacancy
−$18.0K −$4.49/SF
EGI
$87.6K $21.91/SF
− OpEx
−$21.9K −$5.48/SF
NOI
$65.7K $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%
$1,314,720
Cap Rate 7%
$939,086
Cap Rate 9%
$730,400
Alternative Uses
Best Use
Office B
$939.1K
$821.7K – $1.10M
NOI $65,736 @ 7.0% cap · market cap 5.59%
Second Best
Warehouse
$613.8K
$537.1K – $716.2K
NOI $42,969 @ 7.0% cap · market cap 3.66%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.67M
NOI $100,105 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
602
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story building with vacant lot in South Lake Tahoe.
Where is this mixed-use property located?
The property is located at 3716 & 3717 Osgood Ave South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: ±24,830 sq. ft. total land area in South Lake Tahoe.; ±4,000 sq. ft. two‑story building with flexible commercial use.**; Two loading docks with dock levelers for efficient shipping and storage.**
