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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Office buildings
989 Tahoe Kys Blvd South Lake Tahoe, CA 96150-7117
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2909328
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Construction
WOOD
Total area
5,276 SF
Lot
0.5 ac (21,780 SF)
Zoning code
GC
APN
023-221-022-000
UPID
US09-2909328
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
$1.59M
CAP Approach
CAP
$1.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.61M
Owner & transaction history
Adele L Lucas · 3 yrs held
Adele L Lucas
since 2022
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
GC · South Lake Tahoe, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+52.0%
Retail stores
$1.3M
+38.9%
Medical building
$1.0M
+6.7%
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
$1,510,000
ML approach
$1,585,000
CAP Approach
CAP Return
Estimation
6%
$1,540,000
6.5%
$1,425,000
7%
$1,320,000
Alternative Use
Use
Estimation
RESTAURANT
$1,440,000
Change: +52% · Conversion: Moderate
RETAIL STORES
$1,320,000
Change: +39% · Conversion: Moderate
MEDICAL BUILDING
$1,010,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±10% · vs last sale $1.77M (Nov 7 2022)
Last sale anchor
$1.77M
Nov 7 2022
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
$305 / 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
$12,567
Tax year 2023
Assessed value
$1,150,000
Assessed 2023
Previous assessed
$1,150,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$292,500
Assessed improvement
$857,500
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
1967
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Total area
5,276 SF
Lot
0.5 ac (21,780 SF)
Zoning code
GC
APN
023-221-022-000
UPID
US09-2909328
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
RESTAURANT
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.0M
RESTAURANT
RETAIL STORES
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
1967
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Adele L Lucas
Individual
Mailing address
PO BOX 7311, SOUTH LAKE TAHOE, CA 96158-0311
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2022
—
Adele L Lucas
Adele L Lucas
Intrafamily Transfer
related
—
Nov 22, 2005
$1,770,000
Lucas,gerald R & Adele L
Pillsbury William F Trust
Grant Deed
$1,220,000 · Pillsbury William F Trust
Oct 5, 1971
$92,000
William F Pillsbury
—
Grant Deed
related
—
—
—
Pillsbury Trust
—
Deed Of Trust
related
$250,000 · Wells Fargo 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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