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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Land
6873 Lk Blvd Tahoe Vista, CA 96148-9803
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-7681735
Property summary
AI-generated overview
This mixed-use parcel, formerly the site of the Sandy Beach Resort and Campground in Tahoe Vista, offers a development opportunity near Lake Tahoe. It is located directly across from a 2.8-acre public beach owned by the California Tahoe Conservancy. Plans exist for a 27-unit single-family development, including a 2,500 sq ft restaurant space. The property has 125,000 square feet of allowable coverage per TRPA.
Property profile
Verified
Property type
Land
Use group
VACANT COMMERCIAL LAND
Year built
1937
Total area
5,472 SF
Lot
6.25 ac (272,250 SF)
Zoning code
GC
APN
117-071-029-000
UPID
US09-7681735
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
-
North Shore Plumbing Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.16M
Owner & transaction history
Verdom Realty Management LLC · 8 yrs held
Verdom Realty Management LLC
since 2017
7 recorded transactions
Zoning & alternative use
GC · Tahoe Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+20.0%
Auto repair, garage
$1.5M
+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 Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tahoe Vista 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%
$1,385,000
6.5%
$1,280,000
7%
$1,185,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,320,000
Current use
OFFICE BUILDING
$1,585,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,470,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$1,260,000
Change: -5% · Conversion: Easy
RETAIL STORES
$1,225,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±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
$211 / 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
$65,072
Tax year 2024
Assessed value
$6,079,578
Assessed 2024
Previous assessed
$6,079,578
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$6,079,578
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
Land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1937
Heating
NONE
Total area
5,472 SF
Lot
6.25 ac (272,250 SF)
Zoning code
GC
APN
117-071-029-000
UPID
US09-7681735
Jurisdiction
PLACER
Zoning & alternative use
GC · Tahoe Vista, CA
Zoning GC · permitted uses
GC · Tahoe Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tahoe Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
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
1937
Heating
NONE
Lot
6.25 ac
Current owner
From public records · entity-resolved
Verdom Realty Management LLC
Entity
Mailing address
15060 VENTURA BLVD STE #240, SHERMAN OAKS, CA 91403-2436
Ownership since
2017
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
Oct 3, 2017
$3,000,100
Verdom Realty Management LLC
Fidelity Natl Title Co|lake Tahoe Partners LLC
Trustees Deed
related
—
Aug 27, 2012
$4,400,000
Lake Tahoe Partners LLC
Joseph Lanza
Grant Deed
$7,500,000 · Sorm Investments LLC
Apr 26, 2002
—
Joseph Lanza
Lanza,joseph
Quit Claim Deed
related
$300,000 · Alexander Thiele INC Psp
—
—
Ralph Miller
—
Deed Of Trust
related
$500,000 · Wells Fargo Bank
—
—
Tahoe Vista Partners LLC
—
Deed Of Trust
related
$383,673 · Joseph S Lanza
—
—
Joseph Lanza
—
Deed Of Trust
related
$415,000 · Plumas Bank
—
—
Ralph Miller
—
Deed Of Trust
related
$600,000 · Cub Funding Corp
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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