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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Office buildings
870 Emerald Bay Rd South Lake Tahoe, CA 96150-9403
Trust Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-3665916
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
18,376 SF
Lot
1.26 ac (54,885 SF)
Zoning code
GC
APN
023-182-030-000
UPID
US09-3665916
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
Current use
Occupant on record · Public records
-
RJ Counseling Counselor
-
Tahoe Cremation Social Service Agency
-
Alpine Midwifery Midwife
-
Nancy Huzicka Crebs Marriage Or Relationship Counselor
-
Birth Services | Mysite Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$1.99M
Owner & transaction history
Gibson Family Trust · 13 yrs held
Gibson Family Trust
since 2013
7 recorded transactions
Zoning & alternative use
GC · South Lake Tahoe, 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 South Lake Tahoe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Lake Tahoe 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
OFFICE BUILDING
$3,305,000
Current use
WAREHOUSE, STORAGE
$3,175,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±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
$108 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$9,884
Tax year 2023
Assessed value
$1,190,029
Assessed 2023
Previous assessed
$1,190,029
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$294,559
Assessed improvement
$895,470
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Stories
2
Units
22
Bathrooms
12
Total area
18,376 SF
Lot
1.26 ac (54,885 SF)
Zoning code
GC
APN
023-182-030-000
UPID
US09-3665916
Jurisdiction
EL DORADO
Zoning & alternative use
GC · South Lake Tahoe, CA
Zoning GC · permitted uses
GC · South Lake Tahoe, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Lake Tahoe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.2M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1979
Construction
WOOD
Heating
NONE
Stories
2
Units
22
Bathrooms
12
Lot
1.26 ac
Current owner
From public records · entity-resolved
Gibson Family Trust
Trust
Mailing address
1396 ALAMEDA, SAN CARLOS, CA 94070-4446
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2013
$1,010,000
Gibson Family Trust
Wells Fargo Bk NA
Grant Deed
—
Nov 29, 2010
$1,767,846
Wells Fargo Bk NA
Wt Capital Lender Svcs
Trustees Deed
related
—
Feb 5, 2010
—
Nicolson Family Trust
Reid,robert A
Quit Claim Deed
related
—
Oct 4, 2006
—
Nicolson Family Trust
—
Trustees Deed
related
$1,917,000 · Placer Sierra Bk
May 3, 2004
—
Nicolson,tr
Nicolson-goodrich,jacqueline L
Quit Claim Deed
related
—
Apr 1, 1997
—
Nicolson A G
Nicolson,a G & Jacqueline L
Quit Claim Deed
related
—
—
—
Gibson Family Trust
—
Deed Of Trust
related
$750,000 · Private Individual
—
—
A Gordo Nicolson
—
Deed Of Trust
related
$220,000 · Owens Financial Group INC
—
—
Nicolson A G
—
Deed Of Trust
related
$1,150,000 · 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.
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