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Property profile & analytics
OFF-MARKET
Estimated value
$5,410,000
Industrial properties
1105 Emerald Bay Rd South Lake Tahoe, CA 96150-6207
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-2422790
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1965
Total area
36,250 SF
Lot
1.96 ac (85,377 SF)
Zoning code
GC
APN
032-191-021-000
UPID
US09-2422790
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
-
Trailer Hitches at U-Haul Auto Parts Store
-
U-Haul Moving & Storage of South Lake Tahoe Car Rental Facility
-
Moving Supplies at U-Haul Big Box & Wholesale Store
-
Trailer Rental at U-Haul Car Rental Facility
-
U-Box at U-Haul Moving Company Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.94M
Comparable Approach
Comparable
$5.85M
Blend (final)
Blend
$5.41M
Owner & transaction history
Arec 45 LLC · 5 yrs held
Arec 45 LLC
since 2020
7 recorded transactions
Zoning & alternative use
GC · South Lake Tahoe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.0M
+95.8%
Office building
$6.5M
+83.5%
Warehouse, storage
$6.3M
+76.3%
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 South Lake Tahoe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Lake Tahoe 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,345,000
6.5%
$4,935,000
7%
$4,580,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,555,000
Current use
MEDICAL BUILDING
$6,955,000
Change: +96% · Conversion: Difficult
OFFICE BUILDING
$6,520,000
Change: +83% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,265,000
Change: +76% · Conversion: Easy
Blend value · Realmo final
$5.41M
Range $4.87M – $5.95M · ±10%
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
$149 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$75,359
Tax year 2023
Assessed value
$7,075,194
Assessed 2023
Previous assessed
$7,075,194
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$409,964
Assessed improvement
$6,665,230
Applied tax rate
2.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
36,250 SF
Lot
1.96 ac (85,377 SF)
Zoning code
GC
APN
032-191-021-000
UPID
US09-2422790
Jurisdiction
EL DORADO
Zoning & alternative use
GC · South Lake Tahoe, CA
Zoning GC · permitted uses
GC · South Lake Tahoe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Lake Tahoe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.5M
WAREHOUSE, STORAGE
Est. value
$6.3M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
Year built
1965
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
1.96 ac
Current owner
From public records · entity-resolved
Arec 45 LLC
Entity
Mailing address
PO BOX 29046, PHOENIX, AZ 85038-9046
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2025
—
Arec 45 LLC
—
Deed
related
$43,500,000 · Voya Investment Management LLC
Sep 10, 2020
—
Arec 45 LLC
Arec Holdings LLC
Quit Claim Deed
$43,500,000 · Voya Inv Mgmt Co LLC
May 24, 2019
—
Arec Holdings LLC
Amerco Real Estate Co
Correction Deed
related
—
Nov 21, 2018
—
Arec Holdings LLC
Amerco Real Estate Co
Quit Claim Deed
—
Sep 14, 2010
—
Amerco Real Estate Co
U-haul Co Of California
Grant Deed
related
—
Apr 28, 2004
—
Amerco Real Estate Co
U-haul,co C
Grant Deed
related
—
Oct 10, 1975
$85,000
—
—
Grant Deed
related
—
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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