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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Hotels
1202 Ski Run Blvd, South Lake Tahoe, CA 96150-8514
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1414952
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1999
Total area
8,297 SF
Lot
1.1 ac (47,916 SF)
Zoning code
TC
APN
027-322-020-000
UPID
US09-1414952
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
-
Black Bear Lodge Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.08M
Blend (final)
Blend
$1.77M
Owner & transaction history
Black Bear Lodge Lake Tahoe LLC · 4 yrs held
Black Bear Lodge Lake Tahoe LLC
since 2022
6 recorded transactions
Zoning & alternative use
TC · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,650,000
Current use
RESTAURANT
$2,270,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±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
$213 / 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
$37,076
Tax year 2023
Assessed value
$3,477,632
Assessed 2023
Previous assessed
$3,477,632
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$613,534
Assessed improvement
$2,864,098
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
1999
Heating
NONE
Units
9
Bathrooms
11
Total area
8,297 SF
Lot
1.1 ac (47,916 SF)
Zoning code
TC
APN
027-322-020-000
UPID
US09-1414952
Jurisdiction
EL DORADO
Zoning & alternative use
TC · South Lake Tahoe, CA
Zoning 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
South Lake Tahoe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$2.7M
RESTAURANT
Est. value
$2.3M
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
1999
Heating
NONE
Units
9
Bathrooms
11
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2022
—
Black Bear Lodge Lake Tahoe LLC
Gregory R Carlson
Grant Deed
$1,300,000 · Calprivate Bank
Mar 8, 2019
$210,000
Gregory R Carlson
Nicoletti,john J
Grant Deed
—
Mar 15, 2017
$3,000,000
Gregory R Carlson
Black Bear Inn Ptshp
Grant Deed
$2,300,000 · Private Individual
Sep 28, 1998
—
Black Bear Inn Ptshp
Birdwell,jerry R
Grant Deed
$300,000 · Wells Fargo Bank
Oct 17, 1995
$162,500
Jerry R Birdwell
Hinkemeyer,helen
Grant Deed
$137,500 · Seller
Sep 29, 1995
—
Richard D Scofield
Morar,kishor
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.
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