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    8715 Johnson Pass Road Twin Bridges, CA 96150

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    Claim this Listing
    For Sale
    $500,000

    LAND - Twin Bridges, CA

    Lot size:
    6.55 Acres
    Added:
    Apr 22, 2026
    Days on Market:
    9
    Last Refresh:
    Apr 30 at 12:06 pm

    Property Features for 8715 Johnson Pass Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    037110002000
    Lot size
    6.55 Acres

    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 Apr 22, 2026

    MLS# 142794 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.

    Overview

    Expansive Land with Natural Spring

    This 6.55-acre property in Twin Bridges, CA, features a natural spring and expansive land with views. Located just outside TRPA jurisdiction and backing directly to Desolation Wilderness, it offers freedom for development and direct access to outdoor recreation near Echo Lakes. The property has been surveyed, with a building pad cleared for construction. Conceptual plans are in place for a two-story home featuring approximately 1,600 square feet, 3 bedrooms, 2 bathrooms, and an oversized garage exceeding 1,000 square feet. The property is located near Sierra at Tahoe and a snow park, with access to hiking and biking trails. Panoramic views of Echo Summit are visible from the property. The parcel may offer subdivision opportunities or allow for a multi-structure compound such as a main residence, guest cottage, and ADU, with possible vacation rental potential. It is located 10 minutes from Tahoe.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Twin Bridges
    County
    El Dorado
    State
    California
    Longitude
    -120.044409
    Latitude
    38.825905

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    FAQs

    What type of property is this?
    Land - 6.5+ acre property with spring near Echo Lakes.
    Where is this land located?
    The property is located at 8715 Johnson Pass Road Twin Bridges, CA.
    What is the asking price?
    The asking price for this property is $500,000.
    What are key features of this property?
    This property features: Over 6.5 acres backing to Desolation Wilderness & steps from Echo Lakes, offering privacy and direct access to outdoor recreation.; Located outside TRPA jurisdiction, providing added freedom for development.; **Cleared building pad and conceptual plans for a 1,600 sq ft, 3‑bedroom home with an oversized 1,000+ sq ft garage.**
    (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.

    More about this property
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