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Property profile & analytics
OFF-MARKET
Estimated value
$2,805,000
Hotels
1184 Emerald Bay Rd, South Lake Tahoe, CA 96150-6201
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1177476
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1953
Construction
WOOD
Total area
5,264 SF
Lot
1.06 ac (46,173 SF)
Zoning code
GC
APN
032-141-027-000
UPID
US09-1177476
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
-
PlayPark Lodge Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.81M
Owner & transaction history
Playpark Lodge LLC · 3 yrs held
Playpark Lodge LLC
since 2023
Last sale
$2.9M
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
$2,720,000
ML approach
$2,700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.81M
Range $2.52M – $3.09M · ±10% · vs last sale $2.90M (Jun 20 2023)
Last sale anchor
$2.90M
Jun 20 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
$533 / 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
$12,152
Tax year 2023
Assessed value
$1,118,451
Assessed 2023
Previous assessed
$1,118,451
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$262,793
Assessed improvement
$855,658
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
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
16
Bathrooms
15
Total area
5,264 SF
Lot
1.06 ac (46,173 SF)
Zoning code
GC
APN
032-141-027-000
UPID
US09-1177476
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.
Building & site characteristics
From public records
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
16
Bathrooms
15
Lot
1.06 ac
Current owner
From public records · entity-resolved
Playpark Lodge LLC
Entity
Mailing address
515 EMERALD BAY RD, SOUTH LAKE TAHOE, CA 96150-6505
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2023
—
Playpark Lodge LLC
—
Deed
related
$892,000 · The Mortgage Capital Development Corpor
Jun 20, 2023
$2,900,000
Playpark Lodge LLC
Playpark LLC
Grant Deed
$1,450,000 · East West Bank
Apr 27, 2022
—
Playpark LLC
Vault Investment Properties LLC
Intrafamily Transfer
related
$1,148,000 · Santa Cruz County Bank
Sep 11, 2019
$1,065,000
Vault Invs Prop LLC
Nest LLC
Grant Deed
$1,100,000 · Grabar Christina L/tr (rt)
Feb 20, 2014
$545,000
Nest LLC
Dz Sunshine LLC
Grant Deed
$420,000 · Edward D Givant
Mar 4, 2010
$510,000
Dz Sunshine LLC
Givant,edward D
Grant Deed
$420,000 · Edward D Givant
Dec 18, 1998
$275,000
Edward D Givant
Haught,robert E
Grant Deed
—
Jul 29, 1997
—
Robert E Haught
Haught,kiyoko A
Quit Claim Deed
related
—
Sep 19, 1991
$259,545
Robert E Haught
Horvath,alexande
Grant Deed
related
$125,000 · Seller
Jun 23, 1989
$200,000
Alexande Horvath
Com Realty INC
Grant Deed
$105,000 · Movasel & Schwar
—
—
Robert E Haught
—
Deed Of Trust
related
$225,000 · Beneficial California INC
—
—
Robert Haught
—
Deed Of Trust
related
$770 · Western Highland Mortgage Co
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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