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Property profile & analytics
OFF-MARKET
Estimated value
$2,670,000
Mobile home & RV parks
8679 Trout Ave Kings Beach, CA 96143-4524
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-9146234
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
2008
Total area
10,584 SF
Lot
0.5 ac (21,875 SF)
Zoning code
HDR
APN
090-124-024-000
UPID
US09-9146234
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
$2.70M
Blend (final)
Blend
$2.67M
Owner & transaction history
8679 Trout LLC · 19 yrs held
8679 Trout LLC
since 2007
7 recorded transactions
Zoning & alternative use
HDR · Kings Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+172.7%
Office building
$3.1M
+102.7%
Auto repair, garage
$2.8M
+87.9%
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
RESTAURANT
$4,130,000
Change: +173% · Conversion: Difficult
OFFICE BUILDING
$3,070,000
Change: +103% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,845,000
Change: +88% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,555,000
Change: +69% · Conversion: Difficult
MEDICAL BUILDING
$2,435,000
Change: +61% · Conversion: Difficult
Blend value · Realmo final
$2.67M
Range $2.40M – $2.94M · ±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
$252 / 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
$25,566
Tax year 2024
Assessed value
$1,914,890
Assessed 2024
Previous assessed
$1,914,890
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$788,104
Assessed improvement
$1,126,786
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
2008
Heating
NONE
Units
1
Total area
10,584 SF
Lot
0.5 ac (21,875 SF)
Zoning code
HDR
APN
090-124-024-000
UPID
US09-9146234
Jurisdiction
PLACER
Zoning & alternative use
HDR · Kings Beach, CA
Zoning HDR · permitted uses
HDR · 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
RESTAURANT
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.4M
RESTAURANT
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
2008
Heating
NONE
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
8679 Trout LLC
Entity
Mailing address
1968 S COAST HWY #568, LAGUNA BEACH, CA 92651-3681
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2007
$473,500
8679 Trout LLC
John C Anderson
Grant Deed
$2,200,000 · Bay Commercial Bank
Dec 30, 1999
$100,000
John C Anderson
Northshore INC
Grant Deed
related
$45,000 · Individual
Sep 25, 1997
$1,000
Gemini Group Ltd
Nelson,paula L
Grant Deed
related
—
May 19, 1995
—
Paula L Nelson
General American Corp
Grant Deed
related
$135,000 · Individual
Jul 24, 1990
$62,618
Frances H Maas
Markie,michael H
Trustees Deed
related
—
May 8, 1990
$62,618
Frances H Maas
Markie,michael H
Trustees Deed
related
—
—
—
Us Bank Trust NA
—
Deed Of Trust
related
$220,000 · Us Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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