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Property profile & analytics
OFF-MARKET
Estimated value
$4,470,000
Hotels
1200 Ski Run Blvd South Lake Tahoe, CA 96150-8514
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-2935354
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1959
Construction
WOOD
Total area
15,137 SF
Lot
1.1 ac (47,916 SF)
Zoning code
TC
APN
027-322-019-000
UPID
US10-2935354
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
-
Deerfield Lodge At Heavenly Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.44M
Blend (final)
Blend
$4.47M
Owner & transaction history
Black Bear Lodge Lake Tahoe LLC · 3 yrs held
Black Bear Lodge Lake Tahoe LLC
since 2022
Last sale
$5.3M
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
$4,470,000
ML approach
$4,585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,830,000
Current use
RESTAURANT
$4,140,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.47M
Range $4.02M – $4.92M · ±10% · vs last sale $5.25M (Oct 5 2022)
Last sale anchor
$5.25M
Oct 5 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
$295 / 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
$54,290
Tax year 2023
Assessed value
$5,183,169
Assessed 2023
Previous assessed
$5,183,169
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$600,000
Assessed improvement
$4,583,169
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
1959
Construction
WOOD
Heating
NONE
Stories
2
Units
22
Bathrooms
26
Total area
15,137 SF
Lot
1.1 ac (47,916 SF)
Zoning code
TC
APN
027-322-019-000
UPID
US10-2935354
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
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$4.8M
RESTAURANT
Est. value
$4.1M
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
1959
Construction
WOOD
Heating
NONE
Stories
2
Units
22
Bathrooms
26
Lot
1.1 ac
Current owner
From public records · entity-resolved
Black Bear Lodge Lake Tahoe LLC
Entity
Mailing address
1202 SKI RUN BLVD, SOUTH LAKE TAHOE, CA 96150-8514
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2023
—
Black Bear Lodge Lake Tahoe LLC
—
Deed
related
$1,639,000 · California Statewide Certified Developme
Oct 5, 2022
$5,250,000
Black Bear Lodge Lake Tahoe LLC
Oakley Investments LLC
Grant Deed
$2,655,429 · Calprivate Bank
Mar 7, 2018
$5,137,000
Oakley Investments LLC
Tahoe Hotel Project LLC
Grant Deed
$3,980,000 · Bank Of Hope
Jul 1, 2013
$1,600,000
Tahoe Hotel Project LLC
Eichenfield,eric S & Robin C
Grant Deed
$1,700,000 · Sublime Dev Ventures LLC
May 20, 2005
$845,000
Eichenfield,eric S & Robin C
Morar,kishor & Sangita
Grant Deed
$900,000 · Eichenfield S L & R E Trust
Apr 9, 1999
—
Kishor Morar
Morar,kishor
Quit Claim Deed
related
—
Nov 30, 1990
$540,000
Kishor Morar
Gerken,john W
Grant Deed
$425,000 · Liberty National Bank
—
—
Eichenfield,eric
—
Deed Of Trust
related
$2,328,993 · Eichenfield S L & R E Trust
—
—
Kishor Morar
—
Deed Of Trust
related
$30,000 · Us Bank NA
—
—
Eichenfield,eric
—
Deed Of Trust
related
$1,300,000 · Eichenfield S L & R E Trust
—
—
Kishor Morar
—
Deed Of Trust
related
$372,000 · Sierrawest Bank
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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