2100 North Village Dr Unit 406/18 · Tahoe Vista, CA 96161

$190,000

4 bd · 4.0 ba · 2,400 sqft · Timeshare · 96 Days on market

Built 2000 $79/sqft · 48% above area Est $129k · 48% over $1302/mo HOA · 27% of rent ↓ 36% since listing

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Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perhaps the best way to own in Northstar's Village. Shared ownership (1/7th) in a 4BD/4BA luxury condominium just steps from the Big Springs gondola and the NPOA recreation center. Gourmet kitchen featuring stainless steel appliances and granite slab counters; designer-furnished interiors; 2400 sqft of living space and more. Happy Hours and daily Breakfasts. Up to 6 pre-planned week-long reservations (3 in summer, 3 in winter) per year, plus unlimited spontaneous availability. Day use; NPOA access; private and covered parking; All the amenities of a fine hotel coupled with the equity of fee-simple ownership. Photos are representative of residences and may not necessarily be of the deeded residence.

Key facts

• Gourmet kitchen
• Garage
• Community pool

Tags

• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE SLAB COUNTERS
• DESIGNER FURNISHED INTERIORS
• PRIVATE AND COVERED PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 1.8% in Tahoe Vista — 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 52/100 on livability (#1,011 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools F, amenities F, commute 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).
• This rent runs 45% of the median local income ($132k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.58% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.23%
• DSCR: 2.26
• GRM: 3.2

CMA / ARV

• ARV (median comp): $128,669
• List price: $190,000
• Delta: 47.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 2.28×
• Total profit: $68,107
• Equity at exit: $28,330

10-year hold

• IRR: 39.0%
• Equity multiple: 5.63×
• Total profit: $246,415
• Equity at exit: $16,428

Cash invested: $53,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $4,894 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$1,302
• Vacancy / Maint / Mgmt: −$1,028
• Net cashflow: $1,251

Break-even live

Break-even rent $3,310

Max offer price $190,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,383	-5% $1,317	+0% $1,251	+5% $1,186	+10% $1,120
Rent	-10% $865	-5% $1,058	+0% $1,251	+5% $1,445	+10% $1,638
Rate	-1.0pp $1,347	-0.5pp $1,300	base $1,251	+0.5pp $1,202	+1.0pp $1,152

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,302 · $15,624/yr

Listing history 28 events

1. 2026-06-18
   days on market $190,000 Active 96 DOM
2. 2026-06-17
   days on market $190,000 Active 95 DOM
3. 2026-06-16
   days on market $190,000 Active 94 DOM
4. 2026-06-15
   days on market $190,000 Active 93 DOM
5. 2026-06-14
   days on market $190,000 Active 91 DOM
6. 2026-06-10
   days on market $190,000 Active 88 DOM
7. 2026-06-09
   days on market $190,000 Active 87 DOM
8. 2026-06-08
   days on market $190,000 Active 86 DOM
9. 2026-06-07
   days on market $190,000 Active 85 DOM
10. 2026-06-05
    days on market $190,000 Active 82 DOM
11. 2026-06-03
    days on market $190,000 Active 81 DOM
12. 2026-06-02
    days on market $190,000 Active 80 DOM
13. 2026-06-01
    days on market $190,000 Active 79 DOM
14. 2026-05-31
    days on market $190,000 Active 78 DOM
15. 2026-05-30
    days on market $190,000 Active 77 DOM
16. 2026-03-13
    listed $190,000 Active 707-char remark

    Show marketing remark (707 chars)

    Perhaps the best way to own in Northstar's Village. Shared ownership (1/7th) in a 4BD/4BA luxury condominium just steps from the Big Springs gondola and the NPOA recreation center. Gourmet kitchen featuring stainless steel appliances and granite slab counters; designer-furnished interiors; 2400 sqft of living space and more. Happy Hours and daily Breakfasts. Up to 6 pre-planned week-long reservations (3 in summer, 3 in winter) per year, plus unlimited spontaneous availability. Day use; NPOA access; private and covered parking; All the amenities of a fine hotel coupled with the equity of fee-simple ownership. Photos are representative of residences and may not necessarily be of the deeded residence.

17. 2025-03-31
    soldstatus $185,000 Sold
18. 2025-01-30
    historical
19. 2025-01-29
    listed $198,000
20. 2020-02-05
    soldstatus $77,000 Sold
21. 2020-02-01
    historical
22. 2020-01-31
    listed $80,000
23. 2018-10-25
    soldstatus $135,000 Sold
24. 2014-09-05
    historical
25. 2014-07-21
    listed $139,000 Active
26. 2005-10-21
    soldstatus $272,000
27. 2005-10-07
    historical
28. 2005-06-22
    listed $299,000

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥84°F today · 21 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: $58,732
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$4,699
• − Management: −$4,699
• − HOA: −$15,624
• − Depreciation: −$5,527
• Taxable income: $13,740
• Est. tax owed @ 24.0%: −$3,298
• After-tax cash flow: $11,720/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 — Tahoe Vista

• Score: 52/100
• State rank: #1011
• US rank: #24918

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C 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: 462
• 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

-36.5% since first listed

13 events — show timeline

• 2026-03-13 Listed $190,000 TSMLS
• 2025-03-31 Sold (MLS) $185,000 TSMLS
• 2025-01-30 Delisted — TSMLS
• 2025-01-29 Listed $198,000 TSMLS
• 2020-02-05 Sold (MLS) $77,000 TSMLS
• 2020-02-01 Delisted — TSMLS
• 2020-01-31 Listed $80,000 TSMLS
• 2018-10-25 Sold (MLS) $135,000 TSMLS
• 2014-09-05 Delisted — TSMLS
• 2014-07-21 Listed $139,000 TSMLS
• 2005-10-21 Sold (MLS) $272,000 TSMLS
• 2005-10-07 Delisted — TSMLS
• 2005-06-22 Listed $299,000 TSMLS