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Property profile & analytics
OFF-MARKET
Estimated value
$4,895,000
Retail space
4118 Lk Tahoe Blvd South Lake Tahoe, CA 96150-7081
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US10-1832167
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Construction
WOOD
Total area
31,132 SF
Lot
0.31 ac (13,503 SF)
Zoning code
TC
APN
029-480-001-000
UPID
US10-1832167
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
-
Oakley (Bike/Boat/Book/etc) Store
-
The North Face (Bike/Boat/Book/etc) Store
-
The Boardinghouse (Bike/Boat/Book/etc) Store
-
Heavenly Sports - Cecil's Plaza (Bike/Boat/Book/etc) Store
-
Creative Crêpes Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.82M
Comparable Approach
Comparable
$3.28M
Blend (final)
Blend
$4.90M
Owner & transaction history
Cecils INC · 24 yrs held
Cecils INC
since 2001
4 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,380,000
6.5%
$6,815,000
7%
$6,330,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,775,000
Current use
Blend value · Realmo final
$4.90M
Range $4.41M – $5.38M · ±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
$157 / 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
$110,942
Tax year 2023
Assessed value
$8,451,413
Assessed 2023
Previous assessed
$8,451,413
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,015,225
Assessed improvement
$7,436,188
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
NONE
Stories
4
Units
1
Rooms
7
Bathrooms
13
Total area
31,132 SF
Lot
0.31 ac (13,503 SF)
Zoning code
TC
APN
029-480-001-000
UPID
US10-1832167
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 Current
Est. value
$7.8M
RETAIL STORES Current
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
2003
Construction
WOOD
Heating
NONE
Stories
4
Units
1
Rooms
7
Bathrooms
13
Lot
0.31 ac
Current owner
From public records · entity-resolved
Cecils INC
Entity
Mailing address
PO BOX 629, GENOA, NV 89411-0629
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2024
—
Cecils LLC
—
Deed
related
$2,800,000 · Wister And Catherine Walcott Revocable T
Apr 27, 2017
—
Cecil S LLC
—
Deed
related
$5,300,000 · Us Bank NA
Sep 10, 2001
—
Cecils INC
Redevelopment Agcy South Tahoe
Grant Deed
related
—
—
—
Cecils LLC
—
Deed Of Trust
related
$6,539,460 · Bank Of The West
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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