Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Commercial land
1190 Emerald Bay Rd South Lake Tahoe, CA 96150
Entity Owned
Free & Clear
Property ID
US09-1834898
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Total area
43,681 SF
Lot
1 ac (43,560 SF)
Zoning code
TC
APN
032-151-001-000
UPID
US09-1834898
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
$645k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$515k
Owner & transaction history
Granite Hospitality LLC
Granite Hospitality LLC
since 2025
Last sale
$430,000
7 recorded transactions
Zoning & alternative use
TC · 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
$365,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $430k (Aug 12 2022)
Last sale anchor
$430k
Aug 12 2022
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
$12 / 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
$4,601
Tax year 2023
Assessed value
$430,000
Assessed 2023
Previous assessed
$430,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$430,000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Total area
43,681 SF
Lot
1 ac (43,560 SF)
Zoning code
TC
APN
032-151-001-000
UPID
US09-1834898
Jurisdiction
EL DORADO
Zoning & alternative use
TC · South Lake Tahoe, CAZoning TC · permitted uses
TC · 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
Building & site characteristics
From public records
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
Granite Hospitality LLC
Entity
Free & Clear · 0 yrs held
Mailing address
548 MARKET ST #55801, SAN FRANCISCO, CA 94104-5401
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2025
$600,000
Granite Hospitality LLC
Faups LLC
Grant Deed
—
Aug 12, 2022
$430,000
Faups LLC
Keller Properties INC
Grant Deed
—
Mar 2, 2022
$430,000
Keller Properties INC
Andrea J Turner
Grant Deed
—
Dec 30, 2021
—
Andrea J Turner
Stephen G Turner
Intrafamily Transfer
related
—
Jul 28, 2017
—
Graham,john S JR Family Trust
Graham,john S
Quit Claim Deed
related
—
Aug 22, 2000
—
Stephen Turner
Turner & Graham LLC
Quit Claim Deed
related
—
Apr 10, 1998
—
Turner & Graham LLC
Ebright,charles B
Grant Deed
related
—
Feb 27, 1995
$38,000
Ebright,charles B
Barton Trust
Trustees Deed
—
Feb 27, 1995
—
Charles B Ebright
Ebright,mary S
Quit Claim 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1190 Emerald Bay Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
