South Lake Tahoe Hotel
For Sale
$5,800,000
4133 Cedar Ave, South Lake Tahoe, CA 96150
42-key hotel near Lake Tahoe and Heavenly Gondola.
Property Size30,000 SF
Price / SF$193.33
Days on Market275
Property Features for 4133 Cedar Ave
General Information
Standard status
Active
Size
30,000 SF
Property subtype
Hospitality
Building Details
Building Size
30,000 SF
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 23 at 3:57AM
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.
Blue Jay Lodge is a 42-key hotel, including one manager's unit, situated in South Lake Tahoe, CA, on 0.69 acres. The property features ample parking, a swimming pool, and outdoor gathering spaces. Located steps from the beaches of scenic Lake Tahoe and the Heavenly gondola, it provides year-round access to outdoor recreation, shopping, dining, and entertainment. The property is located steps from Heavenly Village, Heavenly Ski Resort, and the shores of Lake Tahoe. Guests are also within walking distance to ample shopping, dining, and nightlife opportunities, including the nearby casinos and newly constructed Tahoe Blue Event Center which hosts year-round concerts, conventions, and sporting events. The property is located within a federally designated Opportunity Zone, offering tax incentives to future investors. The current ownership is including its proprietary brand and management systems in the sale, allowing the next owner to have dedicated staff and full tech stack in place on day one of ownership. Blue Jay Lodge has been recently upgraded with interior and exterior renovations as well as solar installation which will net an estimated savings of approximately $30,000 annually on utility costs. Current operations rely heavily on OTAs for 3rd party bookings, presenting additional updates for a future owner to reduce booking costs going forward.
Key Highlights
- Prime location steps from Lake Tahoe beaches and the Heavenly gondola, offering year‑round access to recreation, shopping, dining, and entertainment.
- Turnkey operation with proprietary brand, management systems, dedicated staff, and full tech stack included in the sale.
- Recent capital improvements including interior/exterior renovations and solar installation with an estimated $30,000 annual utility savings.**
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
$183,398
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
3.16%
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%
$3,667,960
$3.7M
Cap Rate 7%
$2,619,971
$2.6M
Cap Rate 9%
$2,037,756
$2.0M
Market Conditions
NOI Build-Up for 30,000 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
$450.0K $15.00/SF
− Vacancy
−$63.9K −$2.13/SF
EGI
$386.1K $12.87/SF
− OpEx
−$202.7K −$6.76/SF
NOI
$183.4K $6.11/SF
Area
El Dorado County, CA
Vacancy
14.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,667,960
Cap Rate 7%
$2,619,971
Cap Rate 9%
$2,037,756
Alternative Uses
Best Use
Hotel Hospitality
$2.62M
$2.29M – $3.06M
NOI $183,398 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$10.73M
$9.38M – $12.51M
NOI $750,789 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
758
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 42-key hotel near Lake Tahoe and Heavenly Gondola.
Where is this hotel located?
The property is located at 4133 Cedar Ave South Lake Tahoe, CA.
What is the asking price?
The asking price for this property is $5,800,000.
What are key features of this property?
This property features: Prime location steps from Lake Tahoe beaches and the Heavenly gondola, offering year‑round access to recreation, shopping, dining, and entertainment.; Turnkey operation with proprietary brand, management systems, dedicated staff, and full tech stack included in the sale.; Recent capital improvements including interior/exterior renovations and solar installation with an estimated $30,000 annual utility savings.**
