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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Commercial real estate
10978 Donner Pass Rd Truckee, CA 96161-0433
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-2720709
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Construction
TILT-UP CONCRETE
Total area
15,075 SF
Lot
11.21 ac (488,307 SF)
Zoning code
C
APN
018-570-058-000
UPID
US09-2720709
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Scholnick, Joshua MD Physician
-
Ritchie Haven MD Physician
-
Julie Conyers, MD Physician
-
Lisa Beck Physician
-
Mrs. Erica Dastrup Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$3.95M
Owner & transaction history
Tahoe Forest Hospital District · 3 yrs held
Tahoe Forest Hospital District
since 2023
Last sale
$5.5M
5 recorded transactions
Zoning & alternative use
C · Truckee, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+38.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Truckee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Truckee submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$5,400,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,995,000
Current use
RESTAURANT
$4,140,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,880,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $5.50M (Feb 9 2023)
Last sale anchor
$5.50M
Feb 9 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$262 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
15,075 SF
Lot
11.21 ac (488,307 SF)
Zoning code
C
APN
018-570-058-000
UPID
US09-2720709
Jurisdiction
NEVADA
Zoning & alternative use
C · Truckee, CA
Zoning C · permitted uses
C · Truckee, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Truckee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.0M
RESTAURANT
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$2.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
11.21 ac
Current owner
From public records · entity-resolved
Tahoe Forest Hospital District
Individual
Free & Clear · 3 yrs held
Mailing address
10121 PNE AVE, TRUCKEE, CA 96161-4835
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2023
—
Tahoe Forest Hospital District
Tahoe Forest Hospital District
Intrafamily Transfer
related
—
Oct 22, 2021
—
Tahoe Forest Hospital District
Tahoe Forest Hospital District
Intrafamily Transfer
related
—
Jan 31, 2019
$5,500,000
Tahoe Forest Hospital District
Gateway Properties
Grant Deed
$4,950,000 · Gateway Properties
Aug 6, 1998
—
Gateway Properties
Lombard,joseph F
Grant Deed
$1,250,000 · Bank Of America
Jan 31, 1992
$1,723,000
Joseph F Lombard III
Unknown
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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