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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Retail space
8399 Lk Blvd, Kings Beach, CA 96143
Entity Owned
~
Est. High Equity
Property ID
US09-9042189
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Construction
WOOD
Total area
3,198 SF
Lot
0.07 ac (2,930 SF)
APN
090-075-026-000
UPID
US09-9042189
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
$955k
Comparable Approach
Comparable
$992k
Blend (final)
Blend
$935k
Owner & transaction history
Binker Investment Group LLC
Binker Investment Group LLC
since 2025
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$925,000
+29.6%
Auto repair, garage
$860,000
+20.2%
Commercial (general)
$775,000
+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%
$1,035,000
6.5%
$955,000
7%
$890,000
Alternative Use
Use
Estimation
RETAIL STORES
$715,000
Current use
OFFICE BUILDING
$925,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$860,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$775,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$735,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $900k (Sep 16 2025)
Last sale anchor
$900k
Sep 16 2025
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
$292 / 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
$16,577
Tax year 2024
Assessed value
$1,224,000
Assessed 2024
Previous assessed
$1,224,000
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$147,900
Assessed improvement
$1,076,100
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
Construction
WOOD
Heating
NONE
Units
1
Total area
3,198 SF
Lot
0.07 ac (2,930 SF)
APN
090-075-026-000
UPID
US09-9042189
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
RETAIL STORES Current
Est. value
$715,000
OFFICE BUILDING
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$775,000
MEDICAL BUILDING
Est. value
$735,000
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
Construction
WOOD
Heating
NONE
Units
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Binker Investment Group LLC
Entity
Mailing address
1708 PATEMA RD, SANTA BARBARA, CA 93103
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
—
Binker Investment Group LLC
—
Deed
related
$1,100,000 · Thomas V And Linda C Hultin Joint Revoca
Sep 16, 2025
$900,000
Binker Investment Group LLC
The Barbara Jo Thurman Revocable Tr
Grant Deed
—
Aug 9, 2023
—
Barbara Jo Thurman Carr
Barbara Jo Thurman Carr
Intrafamily Transfer
related
—
Jun 7, 2023
—
Barbara Jo Thurman
Punta Gorda 1317 LLC
Grant Deed
$790,000 · Susan M Cunningham Living Trust
May 6, 2022
$1,200,000
Punta Gorda 1317 LLC
Spff LP
Grant Deed
$780,000 · Ryan Alexander
Jul 21, 2021
$720,000
Spff LP
Veeder View LLC
Trustees Deed
related
—
Aug 12, 2020
—
Kassidy Creek Investments LLC
—
Deed
related
$2,900,000 · Macdonald G S 2016 Trus (rt)
Jan 8, 2020
—
Veeder View LLC
—
Deed
related
$825,000 · Taneeka INC
Aug 30, 2019
—
Veeder View LLC
—
Deed
related
$207,000 · Toller Joel Defined Benefit +
Nov 5, 2018
—
Veeder View LLC
—
Deed
related
$200,000 · Orrin S IV Wightman
Oct 12, 2018
$1,000,000
Veeder View LLC
Felte,family Tr(pt)
Grant Deed
$750,000 · Levin Michael L 2012 Tr (rt)
—
—
Veeder View LLC
—
Deed Of Trust
related
$200,000 · Orrin S IV Wightman
—
—
Veeder View LLC
—
Deed Of Trust
related
$825,000 · Taneeka INC
—
—
Veeder View LLC
—
Deed Of Trust
related
$207,000 · Toller Joel Defined Benefit +
—
—
Kassidy Creek Investments LLC
—
Deed Of Trust
related
$2,900,000 · Macdonald G S 2016 Trus (rt)
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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