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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Commercial land
315 Lk Blvd Tahoe City, CA 96145-1686
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-9542847
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1998
Total area
3,376 SF
Lot
0.46 ac (20,037 SF)
APN
094-200-054-000
UPID
US09-9542847
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
$485k
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$665k
Blend (final)
Blend
$595k
Owner & transaction history
Neptune Investments LLC · 5 yrs held
Neptune Investments LLC
since 2021
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$980,000
+20.0%
Auto repair, garage
$905,000
+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
$490,000
ML approach
$485,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$730,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$815,000
Current use
OFFICE BUILDING
$980,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$905,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$775,000
Change: -5% · Conversion: Easy
RETAIL STORES
$755,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $650k (Mar 24 2021)
Last sale anchor
$650k
Mar 24 2021
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
$176 / 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
$7,736
Tax year 2024
Assessed value
$689,785
Assessed 2024
Previous assessed
$689,785
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$689,785
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1998
Heating
FLOOR FURNACE
Bathrooms
1
Total area
3,376 SF
Lot
0.46 ac (20,037 SF)
APN
094-200-054-000
UPID
US09-9542847
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
COMMERCIAL (GENERAL) Current
Est. value
$815,000
OFFICE BUILDING
Est. value
$980,000
AUTO REPAIR, GARAGE
Est. value
$905,000
MEDICAL BUILDING
Est. value
$775,000
RETAIL STORES
Est. value
$755,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1998
Heating
FLOOR FURNACE
Bathrooms
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Neptune Investments LLC
Entity
Mailing address
261 N HWY 101ST #1019, SOLANA BEACH, CA 92075-1129
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2021
$650,000
Neptune Investments LLC
Jennifer R Oliver
Grant Deed
—
Jul 22, 2019
—
Oliver,jennifer R 2011 F & Trust
Gardner,david M
Quit Claim Deed
—
May 31, 2016
—
David M Gardner
Gardner,sally J
Quit Claim Deed
related
—
May 27, 2016
—
David M Gardner
Cojalu Trust
Quit Claim Deed
$350,000 · Private Individual
Aug 17, 2010
—
Cojalu Trust
Gardner,sally J
Grant Deed
—
Jul 1, 2010
—
Sally J Gardner
Gardner D M & S J Trust
Quit Claim Deed
related
—
Aug 24, 2004
—
Gardner David M & Sally Trust
Gardner,david M
Quit Claim Deed
related
—
Dec 26, 2002
$555,000
David M Gardner
Svendsen,edward
Grant Deed
$475,000 · Starker Services INC
Dec 26, 2002
—
David Gardner
Gardner,sally J
Quit Claim Deed
related
—
May 20, 1997
—
Edward Svendsen
Kang,sarbjit S
Grant Deed
related
—
Dec 31, 1996
$278,000
Edward Svendsen
Dodge,craig C & Bonnie L
Grant Deed
—
Jan 28, 1994
$230,000
Craig C Dodge
Myron D Mc Keema
Grant Deed
—
—
—
Myron D Mckeeman
—
Deed Of Trust
related
$70,000 · Individual
—
—
David M Gardner
—
Deed Of Trust
related
$350,000 · Oliver J R 2011 F/tr (pt)
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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