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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Hotels
4075 Manzanita Ave South Lake Tahoe, CA 96150-6919
Entity Owned
~
Est. High Equity
Property ID
US10-1886736
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1964
Construction
WOOD
Total area
8,084 SF
Lot
0.46 ac (20,037 SF)
Zoning code
TC
APN
029-041-061-000
UPID
US10-1886736
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
-
City Concierge, Lake Tahoe Vacation Rental Real Estate Agency
-
The Avalon Lodge - South Lake Tahoe Hotel & Motel
-
Svetko LLC Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.94M
Owner & transaction history
The Iceberg Tahoe LLC
The Iceberg Tahoe LLC
since 2025
Last sale
$2.6M
7 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
$1,645,000
ML approach
$1,685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,580,000
Current use
RESTAURANT
$2,210,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $2.60M (May 15 2025)
Last sale anchor
$2.60M
May 15 2025
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
$240 / 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
$20,607
Tax year 2023
Assessed value
$1,904,442
Assessed 2023
Previous assessed
$1,904,442
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$374,544
Assessed improvement
$1,529,898
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
1964
Construction
WOOD
Heating
NONE
Stories
2
Units
21
Bathrooms
20
Total area
8,084 SF
Lot
0.46 ac (20,037 SF)
Zoning code
TC
APN
029-041-061-000
UPID
US10-1886736
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
$2.6M
RESTAURANT
Est. value
$2.2M
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
1964
Construction
WOOD
Heating
NONE
Stories
2
Units
21
Bathrooms
20
Lot
0.46 ac
Current owner
From public records · entity-resolved
The Iceberg Tahoe LLC
Entity
Mailing address
2128 SUMMERSET ST, CORONA, CA 92879-2818
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2025
$2,600,000
The Iceberg Tahoe LLC
Aum Hospitality LLC
Grant Deed
$1,300,000 · Aum Hospitality
Jun 23, 2021
$1,800,000
Aum Hospitality LLC
Esther W Grant
Grant Deed
$1,350,000 · Santa Cruz County Bank
Dec 8, 2016
$1,850,000
Grant,fred & Esther 2015 Trust
Young,christine Y
Grant Deed
$1,000,000 · Christine Y Young
Sep 14, 2016
$1,650,000
Christine Y Young
Cle Hospitality LLC
Grant Deed
$1,000,000 · Bank Of Hope
Oct 20, 2014
—
Cle Hospitality LLC
Cle Hospitality LLC
Quit Claim Deed
related
—
Dec 17, 2010
$700,000
Cle Hospitality LLC
Umpqua Bk
Grant Deed
$480,000 · Mortgage Co/santa Barbara
Nov 12, 2009
$1,251,480
Nevada Sec Bk
Mortgage Lender Svcs INC
Trustees Deed
related
—
Oct 23, 2007
—
Rssf LLC
Rssf LLC
Quit Claim Deed
related
$1,260,000 · Nevada Security Bank
Feb 1, 2007
$100,000
Gilkey Avalon Lodge LLC
Avalon Lodge LLC
Grant Deed
—
Feb 1, 2007
$450,000
Rssf LLC
Avalon Lodge LLC
Grant Deed
—
Oct 20, 2006
$950,000
Avalon Lodge LLC
Hansen,hans & Jill
Grant Deed
$387,000 · Balsam Lane LLC
Apr 28, 2004
$780,000
Hans Hansen
National Loan Investors
Grant Deed
—
Mar 14, 2003
$745,623
National Loan Investors LP
Stovall,tr
Trustees Deed
related
—
Feb 5, 2003
$745,623
National Loan Investors LP
Stoval,tr
Trustees Deed
related
—
Oct 15, 1999
—
Stovall Trust
Shepard,donald E & Rita J
Grant Deed
related
—
Nov 17, 1994
$772,500
Donald E Shepard
Moreno,eddie J & Patricia
Grant Deed
$754,000 · Sacramento First National Bank
Jun 7, 1973
—
—
—
Grant Deed
related
—
—
—
Minta M Stovall
—
Deed Of Trust
related
$230,000 · Pacific Horizon Financial
—
—
Cle Hospitality LLC
—
Deed Of Trust
related
$272,400 · Us Small Busn Admn
—
—
Cle Hospitality LLC
—
Deed Of Trust
related
$175,000 · Donn R Steier
—
—
Cle Hospitality LLC
—
Deed Of Trust
related
$200,000 · Donn R Steier
—
—
Donald E Shepard
—
Deed Of Trust
related
$24,700 · Us Small Business Admn
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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