New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,120,000
Retail space
8245 Lk Blvd, Kings Beach, CA 96143
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-8900864
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
5,488 SF
Lot
0.81 ac (35,283 SF)
Zoning code
GC
APN
090-071-030-000
UPID
US09-8900864
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$903k
Blend (final)
Blend
$1.12M
Owner & transaction history
Laulima Kings Beach LLC · 10 yrs held
Laulima Kings Beach LLC
since 2016
7 recorded transactions
Zoning & alternative use
GC · Kings Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+29.6%
Auto repair, garage
$1.5M
+20.2%
Commercial (general)
$1.3M
+8.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,225,000
Current use
OFFICE BUILDING
$1,590,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,475,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,325,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$1,265,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±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
$204 / 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
$29,695
Tax year 2024
Assessed value
$2,089,049
Assessed 2024
Previous assessed
$2,089,049
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,276,642
Assessed improvement
$812,407
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Bathrooms
2
Total area
5,488 SF
Lot
0.81 ac (35,283 SF)
Zoning code
GC
APN
090-071-030-000
UPID
US09-8900864
Jurisdiction
PLACER
Zoning & alternative use
GC · Kings Beach, CA
Zoning GC · permitted uses
GC · Kings Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kings Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1963
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Units
1
Bathrooms
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Laulima Kings Beach LLC
Entity
Mailing address
23240 HWY 1ST 1, MARSHALL, CA 94940-9713
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2019
—
Laulima Kings Beach LLC
—
Grant Deed
related
$1,665,000 · Oak Vly Comm Bk
Aug 16, 2019
—
Laulima Kings Beach LLC
—
Grant Deed
related
$11,421,000 · Bank Of America
Jul 12, 2016
—
Laulima Kings Beach LLC
—
Deed
related
$10,000,000 · Bank Of America
May 24, 2016
$12,524,500
Laulima Kings Beach LLC
Ferrari Investment LLC
Grant Deed
—
Mar 31, 2008
$2,200,000
Ferrari Investments LLC
Herrndorf Family Trust
Grant Deed
$500,000 · North Tahoe Partners LLC
May 21, 2007
—
Herrndorf Family Trust
Herrndorf Family Trust
Quit Claim Deed
related
—
Jul 23, 1993
$850,000
Herrndorf Trust
Spackman Trust
Grant Deed
$300,000 · Spackman Trust
Sep 25, 1989
$1,030,000
Spackman,jeannet
Owner,margaret
Trustees Deed
—
—
—
Laulima Kings Beach LLC
—
Deed Of Trust
related
$10,000,000 · Bank Of America
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8245 Lk Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
