1723 Grouse Ridge Rd · Truckee, CA 96161

$525,000

4 bd · 4.5 ba · 4,141 sqft · SingleFamily public records · 23 Days on market

Built 1999

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Like a luxurious mountain lodge, this 4-bedroom, 5-bathroom timber-frame home has a great room with a soaring, beamed ceiling, stone floors and an inviting fireplace. In Truckee’s Northstar neighborhood, the home is close to world-class skiing and paths for hiking and biking. The gourmet kitchen features beautiful wood cabinets, a massive island for prep and eating, and stainless steel appliances. Dine in the adjacent formal dining space or cozy breakfast area. Or, open the doors and choose the outdoor kitchen and al fresco dining area with views of the towering trees. The lodge vibe continues upstairs in the primary suite, with a beamed ceiling, private balcony and a generous en suite bathroom with dual-sink vanity. A charming bunk room includes plenty of play space for kids. The lower level has a comfy media room with a fireplace and access to the ground-level patio and hot tub. Two more bedrooms and bathrooms offer plenty of room for visitors. Owners and their guests have access to community amenities including outdoor pools, a children’s play area, tennis courts and a fitness center. The home comes fully furnished and professionally decorated.

Key facts

• Turnkey home
• Private path
• Great room

Tags

• TURNKEY HOME
• MOUNTAIN-INSPIRED DESIGN
• GENEROUS GATHERING SPACES
• PRIVATE PATH
• GREAT ROOM
• SOARING BEAMED CEILINGS

Property features AI

Finance

• HOA & community: Community pool; Tennis courts; Exercise equipment; Home is part of an association

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Home design: Mountain-style architecture; Three levels; Timeshare property
• Construction: Composition roof
• Exterior features: Two decks; Hot tub; Street access; Tennis court on lot; Trees/Woods view

Interior

• Kitchen: Range; Oven; Microwave; Disposal; Dishwasher; Refrigerator
• Flooring: Carpet; Stone; Tile
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: A/C
• Interior features: High ceilings; Family room; Living room fireplace
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $515k (1.9% below list).
• Recommended offer: $515k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.0% in Truckee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#697 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Tahoe-Truckee Unified (town): math 44% / reading 56% proficiency, ranked #136 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 375 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• At $5,153/mo this rent would consume 47% of the median local household income ($132k/yr) (locally 559% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $515,254 (1.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $2,666,804
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 Grouse Ridge Rd #4	0.00mi	4/5.0	4,141 (0%)	7mo	$499,000	$121	92
1723 Grouse Ridge Rd #3	0.00mi	4/5.0	4,141 (0%)	13mo	$460,000	$111	87
1731 Grouse Ridge Rd	0.06mi	5/4.5 (+1)	4,466 (+8%)	5mo	$2,876,250	$644	75
1940 Gray Wolf	0.24mi	4/4.5	3,693 (-11%)	20mo	$2,650,000	$718	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-37,540
• Equity at exit: $78,279

10-year hold

• IRR: 6.9%
• Equity multiple: 1.61×
• Total profit: $89,100
• Equity at exit: $45,392

Cash invested: $147,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 96161

• Rents YoY: 6.6%
• Active inventory: 375
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,153 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,082
• Net cashflow: $442

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 86%

Sensitivity live

Price	-10% $805	-5% $624	+0% $442	+5% $261	+10% $80
Rent	-10% $35	-5% $239	+0% $442	+5% $646	+10% $849
Rate	-1.0pp $707	-0.5pp $576	base $442	+0.5pp $306	+1.0pp $168

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $525,000 Active 23 DOM
2. 2026-06-17
   days on market $525,000 Active 22 DOM
3. 2026-06-16
   days on market $525,000 Active 21 DOM
4. 2026-06-15
   days on market $525,000 Active 20 DOM
5. 2026-06-14
   days on market $525,000 Active 18 DOM
6. 2026-06-10
   days on market $525,000 Active 15 DOM
7. 2026-06-09
   days on market $525,000 Active 14 DOM
8. 2026-06-08
   days on market $525,000 Active 13 DOM
9. 2026-06-07
   days on market $525,000 Active 12 DOM
10. 2026-06-05
    days on market $525,000 Active 9 DOM
11. 2026-06-03
    days on market $525,000 Active 8 DOM
12. 2026-06-02
    days on market $525,000 Active 7 DOM
13. 2026-06-01
    days on market $525,000 Active 6 DOM
14. 2026-05-31
    days on market $525,000 Active 5 DOM
15. 2026-05-30
    days on market $525,000 Active 4 DOM
16. 2026-05-26
    listed $525,000 Active
17. 2024-02-21
    price $520,000
18. 2023-08-28
    price $549,000
19. 2023-06-09
    soldstatus $520,000 Sold 1268-char remark

    Show marketing remark (1268 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Like a luxurious mountain lodge, this 4-bedroom, 5-bathroom timber-frame home has a great room with a soaring, beamed ceiling, stone floors and an inviting fireplace. In Truckee’s Northstar neighborhood, the home is close to world-class skiing and paths for hiking and biking. The gourmet kitchen features beautiful wood cabinets, a massive island for prep and eating, and stainless steel appliances. Dine in the adjacent formal dining space or cozy breakfast area. Or, open the doors and choose the outdoor kitchen and al fresco dining area with views of the towering trees. The lodge vibe continues upstairs in the primary suite, with a beamed ceiling, private balcony and a generous en suite bathroom with dual-sink vanity. A charming bunk room includes plenty of play space for kids. The lower level has a comfy media room with a fireplace and access to the ground-level patio and hot tub. Two more bedrooms and bathrooms offer plenty of room for visitors. Owners and their guests have access to community amenities including outdoor pools, a children’s play area, tennis courts and a fitness center. The home comes fully furnished and professionally decorated.

20. 2023-06-02
    status Pending 1268-char remark

    Show marketing remark (1268 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Like a luxurious mountain lodge, this 4-bedroom, 5-bathroom timber-frame home has a great room with a soaring, beamed ceiling, stone floors and an inviting fireplace. In Truckee’s Northstar neighborhood, the home is close to world-class skiing and paths for hiking and biking. The gourmet kitchen features beautiful wood cabinets, a massive island for prep and eating, and stainless steel appliances. Dine in the adjacent formal dining space or cozy breakfast area. Or, open the doors and choose the outdoor kitchen and al fresco dining area with views of the towering trees. The lodge vibe continues upstairs in the primary suite, with a beamed ceiling, private balcony and a generous en suite bathroom with dual-sink vanity. A charming bunk room includes plenty of play space for kids. The lower level has a comfy media room with a fireplace and access to the ground-level patio and hot tub. Two more bedrooms and bathrooms offer plenty of room for visitors. Owners and their guests have access to community amenities including outdoor pools, a children’s play area, tennis courts and a fitness center. The home comes fully furnished and professionally decorated.

21. 2023-05-10
    listed $520,000 Active 1268-char remark

    Show marketing remark (1268 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Like a luxurious mountain lodge, this 4-bedroom, 5-bathroom timber-frame home has a great room with a soaring, beamed ceiling, stone floors and an inviting fireplace. In Truckee’s Northstar neighborhood, the home is close to world-class skiing and paths for hiking and biking. The gourmet kitchen features beautiful wood cabinets, a massive island for prep and eating, and stainless steel appliances. Dine in the adjacent formal dining space or cozy breakfast area. Or, open the doors and choose the outdoor kitchen and al fresco dining area with views of the towering trees. The lodge vibe continues upstairs in the primary suite, with a beamed ceiling, private balcony and a generous en suite bathroom with dual-sink vanity. A charming bunk room includes plenty of play space for kids. The lower level has a comfy media room with a fireplace and access to the ground-level patio and hot tub. Two more bedrooms and bathrooms offer plenty of room for visitors. Owners and their guests have access to community amenities including outdoor pools, a children’s play area, tennis courts and a fitness center. The home comes fully furnished and professionally decorated.

22. 2022-04-25
    soldstatus $499,000 Sold
23. 2022-04-22
    status Pending
24. 2022-04-18
    listed $499,000 Active
25. 2022-01-24
    soldstatus $2,850,000
26. 2022-01-20
    soldstatus $2,850,000 Sold
27. 2022-01-10
    status Pending
28. 2021-12-22
    historical Contingent
29. 2021-11-18
    price $2,950,000
30. 2021-10-16
    listed $3,100,000 Active
31. 2009-09-04
    soldstatus $1,900,000
32. 2009-09-04
    soldstatus $1,900,000
33. 2009-08-07
    historical
34. 2008-12-10
    listed $1,995,000
35. 2004-09-24
    soldstatus $2,650,000
36. 1999-08-05
    soldstatus $1,425,000
37. 1997-03-06
    soldstatus $213,000
38. 1996-03-19
    soldstatus $142,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,830
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,946
• − Management: −$4,946
• − Depreciation: −$15,273
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $6,087/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tahoe-Truckee Unified
• NCES district ID: 0638770
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $67,136
• Composite: 44.38/100
• National rank: #2816
• State rank: #136 of 517 in CA

Livability — Truckee

• Score: 58/100
• State rank: #697
• US rank: #21110

Category grades

Amenities F Commute F Cost of living F Crime C+ Employment A+ Housing B Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nevada County · 85,339 people
• City population: 19,634
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 19,634
• Household income: $131,702
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 559.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -307.87%
• Current HPI: 336.9632
• Rent YoY: ▲ 6.59%
• Metro: Truckee-Grass Valley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+269.7% since first listed

23 events — show timeline

• 2026-05-26 Listed $525,000 TSMLS
• 2024-02-21 Price Changed $520,000 TSMLS
• 2023-08-28 Price Changed $549,000 TSMLS
• 2023-06-09 Sold (MLS) $520,000 TSMLS
• 2023-06-02 Pending — TSMLS
• 2023-05-10 Listed $520,000 TSMLS
• 2022-04-25 Sold (MLS) $499,000 TSMLS
• 2022-04-22 Pending — TSMLS
• 2022-04-18 Listed $499,000 TSMLS
• 2022-01-24 Sold (Public Records) $2,850,000 Public Records
• 2022-01-20 Sold (MLS) $2,850,000 TSMLS
• 2022-01-10 Pending — TSMLS
• 2021-12-22 Contingent — TSMLS
• 2021-11-18 Price Changed $2,950,000 TSMLS
• 2021-10-16 Listed $3,100,000 TSMLS
• 2009-09-04 Sold (Public Records) $1,900,000 Public Records
• 2009-09-04 Sold (MLS) $1,900,000 TSMLS
• 2009-08-07 Delisted — TSMLS
• 2008-12-10 Listed $1,995,000 TSMLS
• 2004-09-24 Sold (Public Records) $2,650,000 Public Records
• 1999-08-05 Sold (Public Records) $1,425,000 Public Records
• 1997-03-06 Sold (Public Records) $213,000 Public Records
• 1996-03-19 Sold (Public Records) $142,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $34,690 · +2.2% YoY. Source: county tax records.