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Property profile & analytics
FOR SALE
Retail space
8612 N Lake Blvd Kings Beach, CA 96143
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-9158564
For Sale
1 / 2
$12,000,000
8612 N Lake Blvd, Kings Beach, CA 96143
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
TILT-UP CONCRETE
Total area
2,818 SF
Lot
0.17 ac (7,500 SF)
Zoning code
GC
APN
090-134-002-000
UPID
US09-9158564
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
$845k
Comparable Approach
Comparable
$476k
Blend (final)
Blend
$690k
Owner & transaction history
Brockway North LLC · 7 yrs held
Brockway North LLC
since 2019
7 recorded transactions
Zoning & alternative use
GC · Kings Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$815,000
+29.6%
Auto repair, garage
$755,000
+20.2%
Commercial (general)
$680,000
+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%
$915,000
6.5%
$845,000
7%
$785,000
Alternative Use
Use
Estimation
RETAIL STORES
$630,000
Current use
OFFICE BUILDING
$815,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$755,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$680,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$650,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$690k
Range $621k – $759k · ±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
$245 / 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
$21,670
Tax year 2024
Assessed value
$1,531,101
Assessed 2024
Previous assessed
$1,531,101
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$328,093
Assessed improvement
$1,203,008
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
For Sale
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Units
5
Total area
2,818 SF
Lot
0.17 ac (7,500 SF)
Zoning code
GC
APN
090-134-002-000
UPID
US09-9158564
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
$630,000
OFFICE BUILDING
Est. value
$815,000
AUTO REPAIR, GARAGE
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$680,000
MEDICAL BUILDING
Est. value
$650,000
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
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Units
5
Lot
0.17 ac
Current owner
From public records · entity-resolved
Brockway North LLC
Entity
Mailing address
774 MAYS BLVD #735, INCLINE VILLAGE, NV 89451-9669
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2021
—
Brockway North LLC
—
Deed
related
$925,000 · Alan Chelman Etal
May 7, 2019
$1,400,000
Brockway North LLC
Mr Jmb Properties 1 LLC
Grant Deed
$1,450,000 · Shirley Meloy
Aug 17, 2005
$1,100,000
Mr J M B Properties I LLC
Mccormick,robert M
Grant Deed
—
Jan 20, 1994
—
Robert M Mccormick
Mccormick,jacque
Quit Claim Deed
related
—
—
—
Robert M Mccormick
—
Deed Of Trust
related
$100,000 · Truckee River Bank
—
—
Robert M Mccormick
—
Deed Of Trust
related
$209,160 · Truckee River Bank
—
—
Robert M Mccormick
—
Deed Of Trust
related
$325,500 · Placer Sierra Bank
—
—
Robert M Mccormick
—
Deed Of Trust
related
$232,500 · Placer Savings Bank
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?”
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