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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
8499 Lk Blvd Kings Beach, CA 96143
Entity Owned
~
Est. High Equity
Property ID
US09-8904763
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
TILT-UP CONCRETE
Total area
3,320 SF
Lot
0.13 ac (5,662 SF)
Zoning code
GC
APN
090-123-016-000
UPID
US09-8904763
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
$528k
Blend (final)
Blend
$510k
Owner & transaction history
Aer Property Holding LLC
Aer Property Holding LLC
since 2026
7 recorded transactions
Zoning & alternative use
GC · Kings Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$800,000
+8.1%
Medical building
$765,000
+2.9%
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
$740,000
Current use
COMMERCIAL (GENERAL)
$800,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$765,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$154 / 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
$11,000
Tax year 2024
Assessed value
$651,728
Assessed 2024
Previous assessed
$651,728
+0.0% YoY
Effective rate
1.69%
On assessed value
Assessed land
$123,096
Assessed improvement
$528,632
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Units
3
Bathrooms
1
Total area
3,320 SF
Lot
0.13 ac (5,662 SF)
Zoning code
GC
APN
090-123-016-000
UPID
US09-8904763
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
$740,000
COMMERCIAL (GENERAL)
Est. value
$800,000
MEDICAL BUILDING
Est. value
$765,000
RETAIL STORES Current
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Units
3
Bathrooms
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Aer Property Holding LLC
Entity
Mailing address
1283 STANYAN ST, SAN FRANCISCO, CA 94117-3816
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2026
$1,100,000
Aer Property Holding LLC
David J Ferrari Trust
Grant Deed
$475,000 · Plumas Bank
Sep 10, 2018
—
David J Ferrari
—
Deed
related
—
Apr 26, 2017
—
Ferrari,david J Trust
Ferrari,david J
Quit Claim Deed
—
May 14, 2007
—
Saarman-ferrari Trust
Saarman,jeffrey M
Quit Claim Deed
related
—
Apr 18, 2002
—
David J Ferrari
Exchange Support Services INC
Grant Deed
related
—
Oct 15, 2001
$450,000
Exchange Support Services INC
Isfan Trust
Grant Deed
$315,000 · East West Bank
Oct 15, 2001
—
John H Lewis
Lewis,roxann
Quit Claim Deed
related
—
Aug 30, 1996
$176,000
John H Lewis
Edwards,phillip C & Patricia L
Trustees Deed
—
Jul 14, 1993
$249,000
Phillip C Edwards
La Foon,leonard
Grant Deed
$234,000 · Sacramento Commercial Bank
—
—
Saarman-ferrari Trust
—
Deed Of Trust
related
$250,000 · New Resource Bank
—
—
David J Ferrari
—
Loan Modification
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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