Restaurant Property with Lakeview
For Sale
$4,900,000
8791 N Lake Boulevard, Kings Beach, CA 96143
Kings Beach, CA
Property Size6,172 SF
Lot Size0.38 Acres
Price / SF$793.91
Days on Market103
Property Features for 8791 N Lake Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Lot size
0.38 Acres
Amenities
elevator
Building Details
Year built
1936
Listing Agency:
Engel & Volkers Incline Village · Engel & Völkers
(775) 548-5110
Listed By:
Bruce Soli
(775) 298-5066
Added: Jun 12
Changed: Sep 22
Last Checked: Sep 22 at 10:06PM
MLS# 260003062
Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6,172-square-foot restaurant property occupies a 0.38-acre parcel and includes approximately 4,237 square feet on the ground floor. The interior is configured for food service with a commercial kitchen, prep, cooking and dishwashing stations, wait station, break area, restrooms, bar, and dining space. Furniture, fixtures, and restaurant equipment are included. A 1,935-square-foot second-floor deck adds substantial outdoor space with filtered Lake Tahoe views and access by elevator and stairs. The deck includes umbrellas, patio heaters, a tiki feature, wood bar, lighting fixtures, and glazed tile flooring.
The property is located at 8791 N Lake Boulevard in Kings Beach along the North Lake Tahoe corridor. It provides 22 on-site parking spaces, with additional street parking in front, and benefits from its position within a commercial district that has received roadway, sidewalk, lighting, and landscaping improvements. Mixed-use zoning broadens the property's potential beyond its existing restaurant configuration.
The property is located at 8791 N Lake Boulevard in Kings Beach along the North Lake Tahoe corridor. It provides 22 on-site parking spaces, with additional street parking in front, and benefits from its position within a commercial district that has received roadway, sidewalk, lighting, and landscaping improvements. Mixed-use zoning broadens the property's potential beyond its existing restaurant configuration.
Key Highlights
- 6,172‑square‑foot mixed‑use commercial property on a 0.38‑acre parcel
- Approximately 4,237 square feet of ground‑floor restaurant space
- 1,935‑square‑foot second‑floor deck with filtered Lake Tahoe views
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
$162,556
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
3.32%
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%
$3,251,120
$3.3M
Cap Rate 7%
$2,322,229
$2.3M
Cap Rate 9%
$1,806,178
$1.8M
Market Conditions
NOI Build-Up for 6,172 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
$229.6K $37.20/SF
− Vacancy
−$12.9K −$2.08/SF
EGI
$216.7K $35.12/SF
− OpEx
−$54.2K −$8.78/SF
NOI
$162.6K $26.34/SF
Area
Placer County, CA
Vacancy
5.60%
Lease Rate
$37.20 /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%
$3,251,120
Cap Rate 7%
$2,322,229
Cap Rate 9%
$1,806,178
Alternative Uses
Best Use
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,556 @ 7.0% cap · market cap 3.32%
Second Best
Mixed Use
$1.34M
$1.17M – $1.56M
NOI $93,737 @ 7.0% cap · market cap 1.91%
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,255 @ 7.0% cap · market cap 3.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
335
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 84%
Dining 16%
7-Eleven
Shops & Services
6,633 visits/mo
0.3 miles
SUBWAY
Dining
1,340 visits/mo
0.2 miles
BMO Harris Bank
Shops & Services
671 visits/mo
0.5 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Former restaurant facility with commercial kitchen infrastructure, a large outdoor gathering area, and mixed-use zoning.
Where is this conventional restaurant located?
The property is located at 8791 N Lake Boulevard Kings Beach, CA.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: 6,172‑square‑foot mixed‑use commercial property on a 0.38‑acre parcel; Approximately 4,237 square feet of ground‑floor restaurant space; 1,935‑square‑foot second‑floor deck with filtered Lake Tahoe views
