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Property profile & analytics
OFF-MARKET
Estimated value
$2,025,000
Office Spaces
165 Riv Rd, Tahoe City, CA 96145-1716
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9146369
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1963
Construction
WOOD
Total area
4,709 SF
Lot
0.2 ac (8,712 SF)
APN
094-190-006-000
UPID
US09-9146369
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
$2.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$2.03M
Owner & transaction history
Canadian Cabins LLC · 2 yrs held
Canadian Cabins LLC
since 2024
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+20.0%
Auto repair, garage
$1.3M
+11.2%
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 Tahoe City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tahoe City 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
$2,025,000
ML approach
$2,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,365,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,265,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±10% · vs last sale $2.03M (Feb 2 2024)
Last sale anchor
$2.03M
Feb 2 2024
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
$430 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$17,927
Tax year 2024
Assessed value
$1,379,828
Assessed 2024
Previous assessed
$1,379,828
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$258,519
Assessed improvement
$1,121,309
Applied tax rate
91.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Units
7
Bathrooms
3
Total area
4,709 SF
Lot
0.2 ac (8,712 SF)
APN
094-190-006-000
UPID
US09-9146369
Jurisdiction
PLACER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1963
Construction
WOOD
Heating
NONE
Units
7
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
Canadian Cabins LLC
Entity
Mailing address
PO BOX 3333, OLYMPIC VALLEY, CA 96146-3333
Ownership since
2024
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 2, 2024
$2,025,000
Canadian Cabins LLC
Davis Gott Land Holdings LLC
Grant Deed
—
Nov 17, 2000
$860,000
Davis-gott Landholdings LLC
Henn,howard R & Deborah
Grant Deed
related
—
Jan 7, 1994
$202,500
Howard R Henn
Bell,robert J &
Grant Deed
related
$52,600 · Seller
Jan 8, 1990
$400,000
Bell Robert J
Mielke,donald E
Grant Deed
$300,000
—
—
Davis-gott Land Holdings LLC
—
Deed Of Trust
related
$1,100,000 · First Republic Bank
—
—
Davis-gott Landholdings LLC
—
Deed Of Trust
related
$60,000 · Redevelopment Agency Placer
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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