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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Apartment buildings
8537 Brk Ave Kings Beach, CA 96143
Entity Owned
1-yr Hold
Property ID
US09-9103366
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1946
Construction
WOOD
Total area
3,531 SF
Lot
0.33 ac (14,375 SF)
Zoning code
GC
APN
090-122-021-000
UPID
US09-9103366
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$429k
Blend (final)
Blend
$550k
Owner & transaction history
Cornucopia Holdings LLC · 1 yrs held
Cornucopia Holdings LLC
since 2025
Last sale
$599,000
7 recorded transactions
Zoning & alternative use
GC · Kings Beach, 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 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
$610,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $599k (May 13 2025)
Last sale anchor
$599k
May 13 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
$156 / 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
$13,915
Tax year 2024
Assessed value
$680,358
Assessed 2024
Previous assessed
$680,358
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$393,711
Assessed improvement
$286,647
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Total area
3,531 SF
Lot
0.33 ac (14,375 SF)
Zoning code
GC
APN
090-122-021-000
UPID
US09-9103366
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.
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Lot
0.33 ac
Current owner
From public records · entity-resolved
Cornucopia Holdings LLC
Entity
Mailing address
PO BOX 2051, KINGS BEACH, CA 96143-2051
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2025
$586,397
Cornucopia Holdings LLC
Abel Villagomez
Trust Deed
related
—
Jun 27, 2019
$599,000
Abel Villagomez
Smith Ca & Gm 2005 Trust
Grant Deed
$700,000 · Stanley A & Betty L Boney
Oct 26, 2005
—
Smith C A & G M 2005 Trust
Smith,carole A
Quit Claim Deed
related
—
Oct 17, 1996
—
Carol G Smith
Smith,gordon M
Quit Claim Deed
related
—
Oct 17, 1996
$125,000
Smith,carol G
Beneficial California INC
Trustees Deed
$110,000 · Beneficial California INC
Dec 18, 1995
$265,528
Beneficial California INC
Bright,diane J
Trustees Deed
related
—
Nov 30, 1995
$12,000
Ker Ken Financial Group
Bright,diane J
Trustees Deed
related
—
Nov 1, 1989
$107,000
Diane J Bright
Plevel,michael T
Grant Deed
$87,000
—
—
Diane J Bright
—
Deed Of Trust
related
$65,000 · Acme Mtg
—
—
Diane J Bright
—
Deed Of Trust
related
$7,100 · Ker-ken Financial Group
—
—
Diane J Bright
—
Deed Of Trust
related
$20,050 · Individual
—
—
Diane J Bright
—
Deed Of Trust
related
$33,000 · Individual
—
—
Diane J Bright
—
Deed Of Trust
related
$114,000 · Individual
—
—
Diane J Bright
—
Deed Of Trust
related
$22,000 · Individual
—
—
Carole G Smith
—
Deed Of Trust
related
$17,812 · Beneficial California INC
—
—
Diane J Bright
—
Deed Of Trust
related
$225,000 · Beneficial California INC
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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