Mixed-Use Restaurant Property with
For Sale
$4,900,000
8791 N Lake Boulevard, Kings Beach, CA 96143
Commercial Sale, Other - Kings Beach, CA
Property Size6,172 SF
Lot Size0.38 Acres
Price / SF$793.91
Days on Market63
Property Features for 8791 N Lake Boulevard
General Information
Property type
Commercial Sale
Property subtype
Business
Parking
22
Directions
On Main Street
Standard status
Active
APN
090-192-056-000
Lot size
0.38 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1936
Floors in Building
2
Flooring type
Tile, Wood
Roof type
Composition, Metal
Architectural style
Other
Builder Name
Caliente Building
Listing Agency:
Engel & Völkers Incline Village
(775) 548-5110
Listed By:
Bruce Soli
(775) 548-5110
Added: Jun 12
Changed: Jul 15
Last Checked: Aug 13 at 9:06AM
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 mixed-use commercial property is formerly home to Caliente Restaurant and totals 6,172 square feet. The ground floor is approximately 4,237 square feet and is designed for restaurant operations, including a fully equipped commercial kitchen with prep, cook, and dishwashing stations, a wait station, break area, restrooms, and a large bar and dining area. Fixtures, furniture, and restaurant equipment are included.
The second floor includes an approximately 1,935 square foot deck with filtered views of Lake Tahoe. The deck is accessible by both elevator and stairs and features large umbrellas, patio heaters, a tiki, a wood bar with decorative tile accents, distinctive lighting fixtures, and glazed tile flooring. The property sits on a 0.38-acre parcel with 22 on-site parking spaces, and there is additional street parking directly in front.
Located on North Lake Boulevard in Kings Beach, the property offers mixed-use zoning and visibility along the corridor. In addition to hospitality use, the space may be reimagined for other commercial or development concepts consistent with the mixed-use zoning.
The second floor includes an approximately 1,935 square foot deck with filtered views of Lake Tahoe. The deck is accessible by both elevator and stairs and features large umbrellas, patio heaters, a tiki, a wood bar with decorative tile accents, distinctive lighting fixtures, and glazed tile flooring. The property sits on a 0.38-acre parcel with 22 on-site parking spaces, and there is additional street parking directly in front.
Located on North Lake Boulevard in Kings Beach, the property offers mixed-use zoning and visibility along the corridor. In addition to hospitality use, the space may be reimagined for other commercial or development concepts consistent with the mixed-use zoning.
Key Highlights
- 6,172 sq ft mixed‑use commercial building on a 0.38‑acre parcel in Kings Beach
- Former Caliente Restaurant with 4,237 sq ft ground floor for restaurant operations, plus a 1,935 sq ft second‑floor deck
- 22 on‑site parking spaces, with additional street parking directly in front
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
—
—
no second resolved use
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
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
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
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 - Restaurant-ready mixed-use commercial building includes an equipped kitchen and a large second-floor deck, plus 22 on-site parking spaces.
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 sq ft mixed‑use commercial building on a 0.38‑acre parcel in Kings Beach; Former Caliente Restaurant with 4,237 sq ft ground floor for restaurant operations, plus a 1,935 sq ft second‑floor deck; 22 on‑site parking spaces, with additional street parking directly in front
