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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Parking lots & garages
1166 Emerald Bay Rd South Lake Tahoe, CA 96150-6277
Entity Owned
Free & Clear
Property ID
US09-0249112
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1947
Total area
29,155 SF
Lot
0.67 ac (29,185 SF)
Zoning code
GC
APN
032-141-030-000
UPID
US09-0249112
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$561k
Blend (final)
Blend
$540k
Owner & transaction history
Pasho 1946 LLC
Pasho 1946 LLC
since 2025
7 recorded transactions
Zoning & alternative use
GC · South Lake Tahoe, CA
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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$790,000
Current use
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$19 / 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
$3,023
Tax year 2023
Assessed value
$278,700
Assessed 2023
Previous assessed
$278,700
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$250,000
Assessed improvement
$28,700
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1947
Heating
NONE
Total area
29,155 SF
Lot
0.67 ac (29,185 SF)
Zoning code
GC
APN
032-141-030-000
UPID
US09-0249112
Jurisdiction
EL DORADO
Zoning & alternative use
GC · South Lake Tahoe, CAZoning 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
Source
sltah36.fm
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$790,000
PARKING LOT Current
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
1947
Heating
NONE
Lot
0.67 ac
Current owner
From public records · entity-resolved
Pasho 1946 LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1677 PLATEAU CIR, SOUTH LAKE TAHOE, CA 96150-7432
Ownership since
2025
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 14, 2025
—
Pasho 1946 LLC
Revocable Trust Of John Levon Toury
Deed
related
—
Jul 10, 2006
$550,000
Touryan,john L Trust
Sierra Cascade Dev LLC
Grant Deed
—
Nov 9, 2004
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Jan 16, 2004
—
Sierra Cascade Development LLC
Schue,john A & Julie H
Grant Deed
related
—
Jan 24, 2002
$340,000
John A Schue
Frias Trust
Grant Deed
$341,000 · Robert Ranck
Jul 22, 1998
—
Frias Trust
Frias,jose & Maria
Quit Claim Deed
related
—
Jun 1, 1979
$161,500
Jose Frias
—
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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