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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Auto shops
8545 Cutthroat Ave Kings Beach, CA 96143
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6962758
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1970
Total area
1,600 SF
Lot
0.22 ac (9,375 SF)
APN
090-092-051-000
UPID
US09-6962758
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
$691k
Blend (final)
Blend
$585k
Owner & transaction history
Juan P Munoz · 5 yrs held
Juan P Munoz
since 2021
Last sale
$625,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$465,000
+7.9%
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
$470,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$430,000
Current use
OFFICE BUILDING
$465,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$385,000
Change: -10% · Conversion: Moderate
MEDICAL BUILDING
$370,000
Change: -14% · Conversion: Difficult
RETAIL STORES
$360,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $625k (Jan 12 2021)
Last sale anchor
$625k
Jan 12 2021
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
$366 / 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
$8,914
Tax year 2024
Assessed value
$663,255
Assessed 2024
Previous assessed
$663,255
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$397,953
Assessed improvement
$265,302
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1970
Heating
NONE
Total area
1,600 SF
Lot
0.22 ac (9,375 SF)
APN
090-092-051-000
UPID
US09-6962758
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
AUTO REPAIR, GARAGE Current
Est. value
$430,000
OFFICE BUILDING
Est. value
$465,000
COMMERCIAL (GENERAL)
Est. value
$385,000
MEDICAL BUILDING
Est. value
$370,000
RETAIL STORES
Est. value
$360,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1970
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
Juan P Munoz
Individual
Mailing address
PO BOX 514, KINGS BEACH, CA 96143-0514
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2021
$625,000
Juan P Munoz
Robert Karoukian
Grant Deed
$375,000 · Bill Olin 401k Psp (ct)
Oct 21, 2020
$483,793
Robert Karoukian
Redwood Trust Deed Svcs I|veeder View LLC
Foreclosure
related
—
Aug 12, 2020
—
Kassidy Creek Investments LLC
—
Deed
related
$2,900,000 · Macdonald G S 2016 Trust (rt)
Jan 11, 2018
$175,000
Juan P Munoz
Veeder View LLC
Grant Deed
$75,000 · Veeder View LLC
—
—
Kassidy Creek Investments LLC
—
Deed Of Trust
related
$2,900,000 · Macdonald G S 2016 Trust (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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