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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Office buildings
1233 Ski Run Blvd South Lake Tahoe, CA 96150-7495
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-1524925
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Construction
WOOD
Total area
2,280 SF
Lot
0.34 ac (14,810 SF)
Zoning code
TC
APN
027-163-030-000
UPID
US09-1524925
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
-
Greater Sierra Insurance Services Insurance Agency
-
South side barber -salon studio Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$785k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$619k
Blend (final)
Blend
$740k
Owner & transaction history
Horizon Tahoe Holdings LLC · 5 yrs held
Horizon Tahoe Holdings LLC
since 2020
Last sale
$830,000
3 recorded transactions
Zoning & alternative use
TC · South Lake Tahoe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$570,000
+38.9%
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
$750,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$615,000
7%
$570,000
Alternative Use
Use
Estimation
RETAIL STORES
$570,000
Change: +39% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $830k (Dec 9 2020)
Last sale anchor
$830k
Dec 9 2020
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
$325 / 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
$9,471
Tax year 2023
Assessed value
$863,532
Assessed 2023
Previous assessed
$863,532
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$156,060
Assessed improvement
$707,472
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Rooms
12
Bathrooms
4
Total area
2,280 SF
Lot
0.34 ac (14,810 SF)
Zoning code
TC
APN
027-163-030-000
UPID
US09-1524925
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
RETAIL STORES
Est. value
$570,000
RETAIL STORES
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
1946
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Rooms
12
Bathrooms
4
Lot
0.34 ac
Current owner
From public records · entity-resolved
Horizon Tahoe Holdings LLC
Entity
Free & Clear · 5 yrs held
Mailing address
548 MARKET ST #55801, SAN FRANCISCO, CA 94104-5401
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
—
Horizon Tahoe Holdings LLC
—
Deed
related
$1,891,750 · Socotra Reit I LLC
Dec 9, 2020
$830,000
Horizon Tahoe Holdings LLC
Brigantino Ralph J Trust
Grant Deed
—
Jul 10, 1990
$500,000
Mussallem N P
Equity Preservat
Grant Deed
—
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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