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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Hotels
1137 Emerald Bay Rd, South Lake Tahoe, CA 96150-6207
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US10-3053208
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1948
Construction
WOOD
Total area
8,753 SF
Lot
1 ac (43,560 SF)
Zoning code
GC
APN
032-191-005-000
UPID
US10-3053208
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
-
Vitality Lake Tahoe Social Service Agency Medical Clinic
-
Christina's Home Guardian's LLC Hardware & Home Improvement
-
Decker Evan Counselor
-
Jerett Diamond Counselor
-
Tahoe Coalition for the Homeless Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.83M
Owner & transaction history
Catherine S Roselada · 5 yrs held
Catherine S Roselada
since 2020
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
GC · South Lake Tahoe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,765,000
ML approach
$1,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,795,000
Current use
RESTAURANT
$2,395,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±10% · vs last sale $1.95M (Dec 15 2020)
Last sale anchor
$1.95M
Dec 15 2020
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
$208 / 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
$26,828
Tax year 2023
Assessed value
$2,502,117
Assessed 2023
Previous assessed
$2,502,117
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$613,836
Assessed improvement
$1,888,281
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
2
Units
23
Rooms
25
Bathrooms
11
Total area
8,753 SF
Lot
1 ac (43,560 SF)
Zoning code
GC
APN
032-191-005-000
UPID
US10-3053208
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
HOTEL/MOTEL Current
Est. value
$2.8M
RESTAURANT
Est. value
$2.4M
HOTEL/MOTEL Current
RESTAURANT
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
1948
Construction
WOOD
Heating
NONE
Stories
2
Units
23
Rooms
25
Bathrooms
11
Lot
1 ac
Current owner
From public records · entity-resolved
Catherine S Roselada
Individual
Mailing address
PO BOX 13514, SOUTH LAKE TAHOE, CA 96151-3514
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2020
—
Catherine S Roselada
Garry F Roselada
Quit Claim Deed
related
—
Dec 3, 2020
—
Estelita Simbulan
Danilo S Simbulan
Quit Claim Deed
related
—
Jun 5, 2018
$1,950,000
Estelita Simbulan
1137 Emerald Bay LLC
Grant Deed
—
Aug 8, 2017
—
1137 Emerald Bay LLC
Hines Sep Living Trust
Quit Claim Deed
related
—
Mar 9, 2017
$790,000
Hines Sep Living Trust
Emerald Associates LLC
Grant Deed
$540,000 · Private Individual
Oct 8, 2014
$475,000
Emerald Associates LLC
Sierra Recovery Center
Grant Deed
—
Oct 4, 2006
—
Sierra Recovery Center
—
Loan Modification
related
$194,500 · Rural Cmnty Assistance
Apr 29, 2005
$689,000
Sierra Recovery Center
Joseph S Wolfe
Grant Deed
$788,890 · Rural Community Assistance Corp
Apr 3, 2001
—
Del Horvath
Horvath,alexander W
Quit Claim Deed
related
—
Aug 22, 2000
—
Joseph S Wolfe
Horwath,del L
Grant Deed
related
—
Jun 23, 1989
—
Alexande Horvath
Horvath,alex
Quit Claim Deed
related
—
Dec 16, 1976
$56,000
Alex Horvath
—
Grant Deed
related
—
—
—
Joseph Wolfe
—
Deed Of Trust
related
$150,000 · Khatri Brothers Partnership
—
—
Joseph Wolfe
—
Deed Of Trust
related
$300,000 · Ritz Trust
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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