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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Flex space
615 Raccoon St Kings Beach, CA 96143
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9276063
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1997
Construction
WOOD
Total area
8,373 SF
Lot
0.62 ac (27,000 SF)
APN
090-092-049-000
UPID
US09-9276063
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
$900k
CAP Approach
CAP
$1.59M
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.15M
Owner & transaction history
Timothy J Gard · 4 yrs held
Timothy J Gard
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
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 Kings Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kings Beach 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
$930,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$1,720,000
6.5%
$1,585,000
7%
$1,475,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,270,000
Current use
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±10% · vs last sale $1.20M (Jan 11 2022)
Last sale anchor
$1.20M
Jan 11 2022
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
$137 / 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
$17,776
Tax year 2024
Assessed value
$1,248,480
Assessed 2024
Previous assessed
$1,248,480
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$962,370
Assessed improvement
$286,110
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Units
2
Total area
8,373 SF
Lot
0.62 ac (27,000 SF)
APN
090-092-049-000
UPID
US09-9276063
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
INDUSTRIAL (GENERAL) 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
1997
Construction
WOOD
Heating
NONE
Units
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Timothy J Gard
Individual
Mailing address
PO BOX 4315, INCLINE VILLAGE, NV 89450-4315
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2022
—
Timothy J Gard
—
Deed
related
$496,000 · Nevada State Development Corporation
Jan 11, 2022
$1,200,000
Timothy J Gard
Affordable Linen Service LLC
Grant Deed
$600,000 · Plumas Bank
Jan 11, 2022
—
Timothy J Gard
Andrea Cohen
Intrafamily Transfer
related
$480,000 · Plumas Bank
Jun 8, 2012
—
Dagoberto Diaz
Diaz,cynthia S
Quit Claim Deed
—
Jun 8, 2012
$940,000
Affordable Linen Service LLC
Diaz,dagoberto
Grant Deed
$470,000 · Plumas Bank
Oct 28, 2008
—
Kings Beach Indl Park LLC
Cosme & Sons LLC
Grant Deed
—
Apr 25, 1997
$225,000
Cosme & Sons LLC
Kings Beach Linen & Dry Cleane
Grant Deed
$150,000 · Individual
—
—
Kings Beach Indl Park LLC
—
Deed Of Trust
related
$400,000 · 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.
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