Live/Work Property with Attached
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8229 Speckled Avenue, Kings Beach, CA 96143
Updated 3-bedroom residence with attached office/studio and adjacent paved industrial yard for light industrial use.
Property Size1,992 SF
Lot Size0.39 Acres
Price / SF$750.50
Days on Market94
Property Features for 8229 Speckled Avenue
General Information
Standard status
Active
Size
1,992 SF
Class
A
Lot size
0.39 Acres
Property subtype
Industrial, Mixed Use, Self Storage
Zoning
Mixed Use/Light Industrial
Investment Type
Owner/User
Building Details
Year Built
1964
Year Renovated
2021
Buildings
1
Stories
1
Units
30
Tenancy
Multi
Listing Agency:
Sierra Sotheby's International Realty
Listed By:
Alex Min · License #01376026
(530) 320-7232
Source:
Crexi
Added: Jun 3
Changed: Sep 4
Last Checked: Sep 3 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 Sierra Sotheby's International Realty
Investment Insights
Based on property information with market context.
8229 Speckled Avenue is a mixed-use live/work property that combines a remodeled mountain residence with office and light industrial functionality. The home is a 1,992 SF structure featuring 3 bedrooms and 2 bathrooms, with updates completed in 2021 including a redesigned kitchen, updated baths, hardwood floors, heated tile, and underfloor heating in key living areas. Additional home improvements include insta-hot water, forced air heat, and a fireplace with a wood stove insert. Outside, the property offers fenced front and back yards, patio space, mature trees, and ample off-street parking.
An attached office/studio suite includes a private entrance, a half bath, heat, and three dedicated parking spaces, supporting client-facing use. Adjacent to the residence is a paved industrial yard with approved light industrial use, separate electrical service, storage sheds, and covered areas for truck and equipment. The combined setup sits on a 0.39-acre commercially zoned parcel in Kings Beach, offering flexibility for contractors, owner-users, or business tenants seeking a property that supports both work and daily living.
An attached office/studio suite includes a private entrance, a half bath, heat, and three dedicated parking spaces, supporting client-facing use. Adjacent to the residence is a paved industrial yard with approved light industrial use, separate electrical service, storage sheds, and covered areas for truck and equipment. The combined setup sits on a 0.39-acre commercially zoned parcel in Kings Beach, offering flexibility for contractors, owner-users, or business tenants seeking a property that supports both work and daily living.
Key Highlights
- 1,992 SF live/work mixed‑use property on a commercially zoned 0.39‑acre parcel
- Updated 3‑bedroom, 2‑bath home remodeled in 2021 with redesigned kitchen and updated baths
- Home features hardwood floors, heated tile, underfloor heating in key living areas, insta‑hot water, forced air heat, and a fireplace with wood stove insert
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
$45,531
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
3.05%
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%
$910,620
$910.6K
Cap Rate 7%
$650,443
$650.4K
Cap Rate 9%
$505,900
$505.9K
Market Conditions
NOI Build-Up for 1,992 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
$70.8K $35.52/SF
− Vacancy
−$10.0K −$5.04/SF
EGI
$60.7K $30.48/SF
− OpEx
−$15.2K −$7.62/SF
NOI
$45.5K $22.86/SF
Area
Placer County, CA
Vacancy
14.20%
Lease Rate
$35.52 /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%
$910,620
Cap Rate 7%
$650,443
Cap Rate 9%
$505,900
Alternative Uses
Best Use
Office B
$650.4K
$569.1K – $758.9K
NOI $45,531 @ 7.0% cap · market cap 3.05%
Second Best
Mixed Use
$432.2K
$378.2K – $504.2K
NOI $30,254 @ 7.0% cap · market cap 2.02%
Theoretical Best
Office A
$771.2K
$674.8K – $899.7K
NOI $53,981 @ 7.0% cap · market cap 3.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 96143, CA
3,965
Population
2,824
Households
1.4
Avg Household Size
37
Median Age
34%
College-Educated
77%
High-School Grad
9.2 sq mi
ZIP Area
431
Density / Sq Mi
$65,841
Median Household Income
$34,120
Median Earnings
$1,232
Median Rent
$714,500
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?
Flex space - Updated 3-bedroom residence with attached office/studio and adjacent paved industrial yard for light industrial use.
Where is this flex space located?
The property is located at 8229 Speckled Avenue Kings Beach, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1,992 SF live/work mixed‑use property on a commercially zoned 0.39‑acre parcel; Updated 3‑bedroom, 2‑bath home remodeled in 2021 with redesigned kitchen and updated baths; Home features hardwood floors, heated tile, underfloor heating in key living areas, insta‑hot water, forced air heat, and a fireplace with wood stove insert
