8345 Trout Avenue, Kings Beach, CA 96143

Nestled among towering pines on the stunning north shore of Lake Tahoe, Beachside Mobile Home Park offers a rare opportunity to own an income-producing asset in one of California's most coveted four-season resort destinations. Located in Kings Beach — steps from the crystal-clear waters of Lake Tahoe and minutes from world-class ski resorts — this well-established community delivers immediate cash flow, assumable financing, and compelling expansion potential that few comparable assets can match.

Situated on approximately 0.93 acres in the heart of Kings Beach, the park features 12 total sites across a diverse mix of six park-owned homes, five tenant-owned homes, and two studio apartments, maintaining a healthy 92% occupancy at an average monthly rent of $1,804. The property is served by city water and city sewer, reducing infrastructure risk and operational complexity for ownership.

What sets this offering apart is its significant value-add upside. The property carries approximately $1.12 million in assumable debt at a fixed 4.00% rate through 2031 — a financing advantage nearly impossible to replicate in today's rate environment. Beyond the assumable debt, Placer County staff has indicated plans to reinstate mobile home use within the current zoning, potentially unlocking a seven-site expansion to 19 total sites as early as 2026, with a full zoning update anticipated by year-end 2027. At market rents, that expansion alone could generate an additional $130,000+ in annual gross income.

Originally constructed in 1959, Beachside Mobile Home Park has operated as a beloved all-ages resort community for decades, benefiting from the year-round demand that Kings Beach generates — summer beach tourism, winter ski traffic from Northstar and Palisades Tahoe, and a growing base of long-term residents seeking affordable lakeside living. With a population of just 3,500, Kings Beach maintains the intimate, eclectic character that larger Tahoe communities have lost, while offering easy Highway 28 access to Incline Village, Tahoe Vista, and the broader North Lake Tahoe corridor.

At an offering price of $2,900,000 — a 6.19% cap rate on a budgeted NOI of $179,401 — Beachside represents an exceptional entry point into a high-barrier, supply-constrained market where lakefront land is irreplaceable and demand for affordable accommodations continues to grow.