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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Hotels
2187 Lk Tahoe Blvd, South Lake Tahoe, CA 96150-6461
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-0796750
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1959
Construction
WOOD
Total area
7,544 SF
Lot
0.42 ac (18,295 SF)
Zoning code
GC
APN
023-211-041-000
UPID
US09-0796750
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.50M
Owner & transaction history
405 E Harvard Bivd LLC · 5 yrs held
405 E Harvard Bivd LLC
since 2021
7 recorded transactions
Zoning & alternative use
GC · 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
$2,405,000
Current use
RESTAURANT
$2,060,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$198 / 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
$25,980
Tax year 2023
Assessed value
$2,414,545
Assessed 2023
Previous assessed
$2,414,545
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$471,301
Assessed improvement
$1,943,244
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
19
Bathrooms
18
Total area
7,544 SF
Lot
0.42 ac (18,295 SF)
Zoning code
GC
APN
023-211-041-000
UPID
US09-0796750
Jurisdiction
EL DORADO
Zoning & alternative use
GC · South Lake Tahoe, CA
Zoning GC · permitted uses
GC · 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
$2.4M
RESTAURANT
Est. value
$2.1M
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
19
Bathrooms
18
Lot
0.42 ac
Current owner
From public records · entity-resolved
405 E Harvard Bivd LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2360 SHASTA WAY STE F, SIMI VALLEY, CA 93065-1800
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2021
—
405 E Harvard Bivd LLC
John R Beltramo JR
Grant Deed
—
Jun 1, 2017
$1,280,000
John R Beltramo
Shaikh,mukhtar & Zaheda
Grant Deed
—
Aug 21, 2001
$950,000
Mukhtar Shaikh
Frenchay Investments LLC
Grant Deed
$740,000 · Heritage Bank Of Commerce
May 7, 1998
—
Frenchau Investments LLC
Harrison,clive & Hilary
Grant Deed
related
—
Apr 30, 1996
$354,881
Clive Harrison
Sanders Trust
Grant Deed
related
$204,879 · Seller
Apr 8, 1993
$189,916
Sanders,trust
Foss,robert A &
Trustees Deed
related
—
Mar 8, 1991
$146,000
Stephen Colivas
Foss,robert A
Grant 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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