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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Turn key restaurants
821 Roger Ave South Lake Tahoe, CA 96150-6354
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1418676
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1941
Total area
2,549 SF
Lot
0.3 ac (13,068 SF)
Zoning code
GC
APN
023-172-035-000
UPID
US09-1418676
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
-
Logan Lisle Productions Wedding Service Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$840k
Owner & transaction history
Alpina Coffee And Crepes LLC · 3 yrs held
Alpina Coffee And Crepes LLC
since 2022
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
GC · 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
$810,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$695,000
Current use
RETAIL STORES
$635,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $950k (Sep 20 2022)
Last sale anchor
$950k
Sep 20 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
$330 / 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
$9,119
Tax year 2023
Assessed value
$845,000
Assessed 2023
Previous assessed
$845,000
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$200,000
Assessed improvement
$645,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1941
Heating
NONE
Stories
2
Units
2
Bathrooms
1
Total area
2,549 SF
Lot
0.3 ac (13,068 SF)
Zoning code
GC
APN
023-172-035-000
UPID
US09-1418676
Jurisdiction
EL DORADO
Zoning & alternative use
GC · South Lake Tahoe, CA
Zoning GC · permitted uses
GC · 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
RESTAURANT Current
Est. value
$695,000
RETAIL STORES
Est. value
$635,000
RESTAURANT Current
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
1941
Heating
NONE
Stories
2
Units
2
Bathrooms
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Alpina Coffee And Crepes LLC
Entity
Mailing address
956 TATA LN, SOUTH LAKE TAHOE, CA 96150-6349
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
Nov 4, 2022
—
Alpina Coffee And Crepes LLC
—
Deed
related
$341,000 · Greater Sacramento Certified Development
Sep 20, 2022
$950,000
Alpina Coffee And Crepes LLC
Shen Hsiao Fu
Grant Deed
$470,000 · Sierra Central Cu
Sep 7, 2021
$708,500
Andrew Kassels
Richard Kenneth Specchio
Grant Deed
—
Apr 14, 2015
—
Hsiao,fu C Trust
Hsiao,fu S
Quit Claim Deed
related
—
Jun 18, 2010
—
Hsiao,fu S
Hsiao,fu S
Quit Claim Deed
related
—
May 9, 2006
—
Attagirl Properties LLC
Cooper David & J Trust
Grant Deed
—
May 9, 2006
$740,000
Hsiao,fu S
Attagirl Properties
Grant Deed
—
—
—
Cooper,tr
—
Deed Of Trust
related
$400,000 · Roseville Bank Of Commerce
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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