10100 Pioneer Trl #63 · Truckee, CA 96161

$350,000

3 bd · 2.0 ba · 1,226 sqft · Manufactured public records · 94 Days on market

Built 2000 $285/sqft · 18% above area Est $296k · 18% over

---

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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom 2 bath home located in the tranquil Coachland community is priced to sell. It has a large deck, storage shed, new dishwasher, new hot water heater, and smart fridge. It is located next to guest parking and has a wheelchair ramp to the front and back door. This adorable home is a must see.

Key facts

• Large deck
• New hot water heater
• Smart fridge

Tags

• LARGE DECK
• STORAGE SHED
• NEW DISHWASHER
• NEW HOT WATER HEATER
• SMART FRIDGE
• WHEELCHAIR RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $98k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $295,563
• List price: $350,000
• Delta: 18.42%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10100 Pioneer Trl #52	0.11mi	3/2.0	1,258 (+3%)	15mo	$265,000	$211	78
10100 Pioneer Trl #101	0.10mi	3/2.0	1,350 (+10%)	1mo	$359,000	$266	78
10100 Pioneer Trl #83	0.07mi	3/2.0	1,182 (-4%)	22mo	$230,000	$195	72
10100 Pioneer Trl #1	0.03mi	3/2.0	1,404 (+14%)	8mo	$300,000	$214	68
10100 Pioneer Trl #13	0.15mi	3/2.0	1,328 (+8%)	17mo	$310,000	$233	65

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: 12.0%
• Equity multiple: 1.49×
• Total profit: $48,348
• Equity at exit: $52,186

10-year hold

• IRR: 23.4%
• Equity multiple: 3.34×
• Total profit: $228,969
• Equity at exit: $30,262

Cash invested: $98,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,432 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $1,391

Break-even live

Break-even rent $2,671

Max offer price $350,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,589	-5% $1,490	+0% $1,391	+5% $1,292	+10% $1,193
Rent	-10% $1,041	-5% $1,216	+0% $1,391	+5% $1,566	+10% $1,741
Rate	-1.0pp $1,567	-0.5pp $1,480	base $1,391	+0.5pp $1,300	+1.0pp $1,208

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $350,000 Active 94 DOM
2. 2026-06-17
   days on market $350,000 Active 93 DOM
3. 2026-06-16
   days on market $350,000 Active 92 DOM
4. 2026-06-15
   days on market $350,000 Active 91 DOM
5. 2026-06-14
   days on market $350,000 Active 89 DOM
6. 2026-06-10
   days on market $350,000 Active 86 DOM
7. 2026-06-09
   days on market $350,000 Active 85 DOM
8. 2026-06-08
   days on market $350,000 Active 84 DOM
9. 2026-06-07
   days on market $350,000 Active 83 DOM
10. 2026-06-05
    days on market $350,000 Active 80 DOM
11. 2026-06-03
    days on market $350,000 Active 79 DOM
12. 2026-06-02
    days on market $350,000 Active 78 DOM
13. 2026-06-01
    days on market $350,000 Active 77 DOM
14. 2026-05-31
    days on market $350,000 Active 76 DOM
15. 2026-05-30
    days on market $350,000 Active 75 DOM
16. 2026-05-12
    price $350,000 314-char remark

    Show marketing remark (314 chars)

    This beautiful 3 bedroom 2 bath home located in the tranquil Coachland community is priced to sell. It has a large deck, storage shed, new dishwasher, new hot water heater, and smart fridge. It is located next to guest parking and has a wheelchair ramp to the front and back door. This adorable home is a must see.

17. 2026-03-16
    listed $360,000 Active 314-char remark

    Show marketing remark (314 chars)

    This beautiful 3 bedroom 2 bath home located in the tranquil Coachland community is priced to sell. It has a large deck, storage shed, new dishwasher, new hot water heater, and smart fridge. It is located next to guest parking and has a wheelchair ramp to the front and back door. This adorable home is a must see.

18. 2022-07-25
    historical 512-char remark

    Show marketing remark (512 chars)

    APPOINTMENT ONLY PLEASE! DO NOT DISTURB OCCUPANT/OWNERS. Beautiful 3BR 2 BA home in premier park location with huge decks, landscaping. Great sunny private end location with lots of parking. Master BR at one end and 2 guest BRs at other. Impeccably maintained & prepared for new owners to enjoy. Steps to dog park, and easy walk to middle school. New roof 2109 and many upgraded items. Space rent $850/Mo. Sewer/water aprox $116/Mo and utilities are metered. Buyers to Qualify for residency with Coachland.

19. 2022-07-22
    soldstatus $310,000 Sold 512-char remark

    Show marketing remark (512 chars)

    APPOINTMENT ONLY PLEASE! DO NOT DISTURB OCCUPANT/OWNERS. Beautiful 3BR 2 BA home in premier park location with huge decks, landscaping. Great sunny private end location with lots of parking. Master BR at one end and 2 guest BRs at other. Impeccably maintained & prepared for new owners to enjoy. Steps to dog park, and easy walk to middle school. New roof 2109 and many upgraded items. Space rent $850/Mo. Sewer/water aprox $116/Mo and utilities are metered. Buyers to Qualify for residency with Coachland.

20. 2022-06-11
    historical Contingent 512-char remark

    Show marketing remark (512 chars)

    APPOINTMENT ONLY PLEASE! DO NOT DISTURB OCCUPANT/OWNERS. Beautiful 3BR 2 BA home in premier park location with huge decks, landscaping. Great sunny private end location with lots of parking. Master BR at one end and 2 guest BRs at other. Impeccably maintained & prepared for new owners to enjoy. Steps to dog park, and easy walk to middle school. New roof 2109 and many upgraded items. Space rent $850/Mo. Sewer/water aprox $116/Mo and utilities are metered. Buyers to Qualify for residency with Coachland.

21. 2022-05-26
    listed $310,000 Active 512-char remark

    Show marketing remark (512 chars)

    APPOINTMENT ONLY PLEASE! DO NOT DISTURB OCCUPANT/OWNERS. Beautiful 3BR 2 BA home in premier park location with huge decks, landscaping. Great sunny private end location with lots of parking. Master BR at one end and 2 guest BRs at other. Impeccably maintained & prepared for new owners to enjoy. Steps to dog park, and easy walk to middle school. New roof 2109 and many upgraded items. Space rent $850/Mo. Sewer/water aprox $116/Mo and utilities are metered. Buyers to Qualify for residency with Coachland.

22. 2009-12-31
    soldstatus $59,000
23. 2009-12-03
    historical
24. 2009-09-05
    listed $68,400

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,546 · $129/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: +$1,114/yr (+$93/mo · 72.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 9 d/yr ≥87°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,183
• − Mortgage interest: −$19,605
• − Property taxes: −$1,546
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,255
• − Management: −$4,255
• − Depreciation: −$10,182
• Taxable income: $11,591
• Est. tax owed @ 24.0%: −$2,782
• After-tax cash flow: $13,912/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

• Census place: Truckee, CA
• 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 (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

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 · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

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

+411.7% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $350,000 TSMLS
• 2026-03-16 Listed $360,000 TSMLS
• 2022-07-25 Delisted — TSMLS
• 2022-07-22 Sold (MLS) $310,000 TSMLS
• 2022-06-11 Contingent — TSMLS
• 2022-05-26 Listed $310,000 TSMLS
• 2009-12-31 Sold (MLS) $59,000 TSMLS
• 2009-12-03 Delisted — TSMLS
• 2009-09-05 Listed $68,400 TSMLS

Property tax history

+2.7%/yr

Latest (2025): $1,546 · +2.0% YoY. Source: county tax records.