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    Lake Tahoe Duplex Near Beach Title is generated by Realmo AI

    810 Merced Avenue, South Lake Tahoe, CA 96150

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    For Sale
    $790,000

    MULTI_FAMILY - South Lake Tahoe, CA

    Property size:
    1,652 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $478/SF
    Added:
    Feb 13, 2026
    Days on Market:
    91
    Last Refresh:
    May 15 at 2:06 am

    Property Features for 810 Merced Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking
    3
    Window features
    Double Pane Windows, Single Pane Window(s)
    Interior features
    High Speed Internet
    Standard status
    Active
    APN
    026037008000
    Size
    1,652 SF
    Lot size
    0.12 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Space Heater, Natural Gas

    Building Details

    Year built
    1965
    Building materials
    Wood Frame, Wood Siding
    Roof type
    Metal, Composition

    We can help!

    Listing Contact
    Brandie Griffith
    Brandie Griffith

    Listing agent Brandie Griffith License #01961472

    Listing office Realty World Lake Tahoe 949 Tahoe Keys Blvd., South Lake Tahoe, CA

    Listing date Feb 13, 2026

    MLS# 142558 Listing URL

    Copyright © 2026 South Tahoe Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • One block from Lake Tahoe, walking distance to Lakeview Commons & Regan Beach.
    • Detached duplex layout offering privacy and flexibility.
    • Strong rental potential or multi‑generational living opportunity.
    • Front cabin with wood‑burning stove and classic Tahoe character.
    • Rear home features 3 bedrooms, 2 bathrooms, gas fireplace, and peek‑a‑boo lake view.
    • Shared community gathering area for relaxing and entertaining.

    Overview

    This well-maintained duplex is located one block from Lake Tahoe, offering privacy and rental potential in a desirable, walkable South Lake Tahoe neighborhood. The property features two detached units. The front cabin is a 1-bedroom, 1-bathroom unit with a wood-burning stove, stackable laundry, and a tankless water heater. The rear home has a 3-bedroom, 2-bathroom layout with radiant baseboard heat, a gas fireplace, and a top deck that offers a glimpse of the lake. The rear unit provides natural light and space. A shared community-style gathering area sits between the two units. The property is within walking distance of Lakeview Commons and Reagan Beach. Additional features include radiant heat and a gas fireplace in the back unit, a wood-burning stove in the front cabin, stackable laundry, a top deck with a lake glimpse, and off-street parking. The property has long-term rental or multi-generational potential. The property size is 1652 square feet and the lot size is 0.12 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Pharmacy Big Box & Wholesale Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Lake Tahoe
    County
    El Dorado
    State
    California
    Longitude
    -119.985627
    Latitude
    38.942612

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex one block from Lake Tahoe with rental potential.
    Where is this duplex located?
    The property is located at 810 Merced Avenue South Lake Tahoe, CA.
    What is the asking price?
    The asking price for this property is $790,000.
    What are key features of this property?
    This property features: One block from Lake Tahoe, walking distance to Lakeview Commons & Regan Beach.; Detached duplex layout offering privacy and flexibility.; Strong rental potential or multi‑generational living opportunity.
    (530) 544-5395
    We can help!
    Listing Contact
    Brandie Griffith
    Brandie Griffith
    Real Estate License ID: 01961472
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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