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Property profile & analytics
OFF-MARKET
Estimated value
$1,715,000
Office Spaces
6921 Lk Blvd Tahoe Vista, CA 96148
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-7236065
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2001
Construction
WOOD
Total area
4,530 SF
Lot
3.34 ac (145,490 SF)
Zoning code
GC
APN
117-071-031-000
UPID
US09-7236065
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
-
Tahoe Flow Arts & Fitness Gym & Fitness Center
-
Raintree Financial Financial Advisor
-
Coach Christine's Empowered Coaching Gym & Fitness Center
-
New heart transformation hypnotherapy and healing Alternative Medicine Practice
-
Alpen Lily Web Studio Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.72M
Owner & transaction history
Timothy Patrick Mcgowan · 4 yrs held
Timothy Patrick Mcgowan
since 2022
Last sale
$1.8M
3 recorded transactions
Zoning & alternative use
GC · Tahoe Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+20.0%
Auto repair, garage
$1.2M
+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
$1,800,000
ML approach
$1,615,000
CAP Approach
CAP Return
Estimation
6%
$1,145,000
6.5%
$1,060,000
7%
$985,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,095,000
Current use
OFFICE BUILDING
$1,315,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,215,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$1,040,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$1.72M
Range $1.54M – $1.89M · ±10% · vs last sale $1.80M (Jul 11 2022)
Last sale anchor
$1.80M
Jul 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
$379 / 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
$20,901
Tax year 2024
Assessed value
$1,690,187
Assessed 2024
Previous assessed
$1,690,187
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,146,914
Assessed improvement
$543,273
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
CENTRAL
Units
8
Total area
4,530 SF
Lot
3.34 ac (145,490 SF)
Zoning code
GC
APN
117-071-031-000
UPID
US09-7236065
Jurisdiction
PLACER
Zoning & alternative use
GC · Tahoe Vista, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2001
Construction
WOOD
Heating
CENTRAL
Units
8
Lot
3.34 ac
Current owner
From public records · entity-resolved
Timothy Patrick Mcgowan
Individual
Free & Clear · 4 yrs held
Mailing address
12282 PO BOX 193RD DR E, TAHOE VISTA, CA 96148-0193
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2022
—
Timothy Patrick Mcgowan
Timothy P Mcgowan
Intrafamily Transfer
related
—
Dec 31, 2012
$1,800,000
Timothy P Mcgowan
Darrel Leclair
Grant Deed
$902,000 · Zions First National Bank
Sep 16, 2003
—
Timothy Mcgowan
Leclair,darrel
Quit Claim Deed
related
—
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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