10100 Pioneer Trl #49 · Truckee, CA 96161

$325,000

2 bd · 2.0 ba · 1,179 sqft · Manufactured public records · 41 Days on market

Built 1995 $276/sqft · at area comps Est $327k · at est.

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• 1% rule +6.7/10.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fabulous, affordable Truckee home with graciously sized rooms, and a large deck for outdoor living. Many nice upgrades include new floors throughout, a 40 year comp roof (approx 4 years old), Milgard windows, furnace, & vanity in hall bath. New fridge, too, to compliment the other Samsung stainless kitchen appliances. The large Master bedroom has a generous closet and new, built-in shelving. Technically 2 Bedrooms as the large bonus room off the living room, currently used an office, does not have closet. Separate laundry room. There's also a shed and a deck cabinet for extra storage, which will remain with the property. Enjoy your morning coffee, listening to the breeze rustling through the pines, overlooking native and perennial plants. Lots of sunlight through every window on this corner lot. Coachland is close to all that Truckee has to offer - downtown shopping and dining, bike trails, the new Community Rec Center/Pool and more.

Key facts

• Large deck
• Sunny corner lot
• Numerous upgrades

Tags

• LARGE DECK
• NUMEROUS UPGRADES
• BUILT-IN SHELVING
• SEPARATE LAUNDRY ROOM
• ADDITIONAL STORAGE
• SUNNY CORNER LOT

Property features AI

Finance

• HOA & community: Community exercise equipment

Exterior

• Parking: Parking pad; No designated garage
• Utilities: Propane service; Water from utility district; Sewer to utility district
• Home design: Mobile home; One story; Used condition
• Construction: Composition roof; Other construction materials
• Exterior features: Deck; Outbuilding; Street access; Level topography

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: One-level layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane and electric heating; Central forced air (CFAH); Wall furnace
• Interior features: Grab bars in shower/tub; One ensuite
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 35% 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 $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($315k) 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.
• Current owner paid $250k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $327,281
• List price: $325,000
• Delta: -0.70%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10100 Pioneer Trl #83	0.09mi	3/2.0 (+1)	1,182 (+0%)	22mo	$230,000	$195	72
10100 Pioneer Trl #52	0.03mi	3/2.0 (+1)	1,258 (+7%)	15mo	$265,000	$211	70
10100 Pioneer Trl #101	0.09mi	3/2.0 (+1)	1,350 (+14%)	1mo	$359,000	$266	66
10100 Pioneer Trl #13	0.04mi	3/2.0 (+1)	1,328 (+13%)	17mo	$310,000	$233	58

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $29,000
• Equity at exit: $48,459

10-year hold

• IRR: 19.8%
• Equity multiple: 2.92×
• Total profit: $174,725
• Equity at exit: $28,100

Cash invested: $91,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,812 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $1,060

Break-even live

Break-even rent $2,470

Max offer price $325,000

Occupancy floor 67%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $325,000 Active 41 DOM
2. 2026-06-17
   days on market $325,000 Active 40 DOM
3. 2026-06-16
   days on market $325,000 Active 39 DOM
4. 2026-06-15
   days on market $325,000 Active 38 DOM
5. 2026-06-14
   days on market $325,000 Active 36 DOM
6. 2026-06-10
   days on market $325,000 Active 33 DOM
7. 2026-06-09
   days on market $325,000 Active 32 DOM
8. 2026-06-08
   days on market $325,000 Active 31 DOM
9. 2026-06-07
   days on market $325,000 Active 30 DOM
10. 2026-06-05
    days on market $325,000 Active 27 DOM
11. 2026-06-03
    days on market $325,000 Active 26 DOM
12. 2026-06-02
    days on market $325,000 Active 25 DOM
13. 2026-06-01
    days on market $325,000 Active 24 DOM
14. 2026-05-31
    days on market $325,000 Active 23 DOM
15. 2026-05-30
    days on market $325,000 Active 22 DOM
16. 2026-05-08
    listed $325,000 Active 1347-char remark
17. 2023-07-03
    soldstatus $250,000 Sold 954-char remark

    Show marketing remark (954 chars)

    A fabulous, affordable Truckee home with graciously sized rooms, and a large deck for outdoor living. Many nice upgrades include new floors throughout, a 40 year comp roof (approx 4 years old), Milgard windows, furnace, & vanity in hall bath. New fridge, too, to compliment the other Samsung stainless kitchen appliances. The large Master bedroom has a generous closet and new, built-in shelving. Technically 2 Bedrooms as the large bonus room off the living room, currently used an office, does not have closet. Separate laundry room. There's also a shed and a deck cabinet for extra storage, which will remain with the property. Enjoy your morning coffee, listening to the breeze rustling through the pines, overlooking native and perennial plants. Lots of sunlight through every window on this corner lot. Coachland is close to all that Truckee has to offer - downtown shopping and dining, bike trails, the new Community Rec Center/Pool and more.

18. 2023-06-09
    historical Contingent 954-char remark

    Show marketing remark (954 chars)

    A fabulous, affordable Truckee home with graciously sized rooms, and a large deck for outdoor living. Many nice upgrades include new floors throughout, a 40 year comp roof (approx 4 years old), Milgard windows, furnace, & vanity in hall bath. New fridge, too, to compliment the other Samsung stainless kitchen appliances. The large Master bedroom has a generous closet and new, built-in shelving. Technically 2 Bedrooms as the large bonus room off the living room, currently used an office, does not have closet. Separate laundry room. There's also a shed and a deck cabinet for extra storage, which will remain with the property. Enjoy your morning coffee, listening to the breeze rustling through the pines, overlooking native and perennial plants. Lots of sunlight through every window on this corner lot. Coachland is close to all that Truckee has to offer - downtown shopping and dining, bike trails, the new Community Rec Center/Pool and more.

19. 2023-05-26
    listed $265,000 Active 954-char remark

    Show marketing remark (954 chars)

    A fabulous, affordable Truckee home with graciously sized rooms, and a large deck for outdoor living. Many nice upgrades include new floors throughout, a 40 year comp roof (approx 4 years old), Milgard windows, furnace, & vanity in hall bath. New fridge, too, to compliment the other Samsung stainless kitchen appliances. The large Master bedroom has a generous closet and new, built-in shelving. Technically 2 Bedrooms as the large bonus room off the living room, currently used an office, does not have closet. Separate laundry room. There's also a shed and a deck cabinet for extra storage, which will remain with the property. Enjoy your morning coffee, listening to the breeze rustling through the pines, overlooking native and perennial plants. Lots of sunlight through every window on this corner lot. Coachland is close to all that Truckee has to offer - downtown shopping and dining, bike trails, the new Community Rec Center/Pool and more.

20. 2021-09-15
    soldstatus $238,500 Sold

    Show marketing remark (499 chars)

    One of the nicest homes in Coachland with large deck for outdoor living and a storage shed with separate walkway, 110 & florescent lighting for functionality. Many nice upgrades include 40 year comp roof, 5 new milgard windows, new furnace, new vanity in hall bath & some electrical upgrades. Clean as a whistle and neat as a pin :) home shows price of ownership, impeccably maintained. Home is technically 2 Bedrooms as Bonus room off LR currently used as guest BR does not have closet.

21. 2021-09-01
    status Pending

    Show marketing remark (499 chars)

    One of the nicest homes in Coachland with large deck for outdoor living and a storage shed with separate walkway, 110 & florescent lighting for functionality. Many nice upgrades include 40 year comp roof, 5 new milgard windows, new furnace, new vanity in hall bath & some electrical upgrades. Clean as a whistle and neat as a pin :) home shows price of ownership, impeccably maintained. Home is technically 2 Bedrooms as Bonus room off LR currently used as guest BR does not have closet.

22. 2021-08-07
    historical Contingent

    Show marketing remark (499 chars)

    One of the nicest homes in Coachland with large deck for outdoor living and a storage shed with separate walkway, 110 & florescent lighting for functionality. Many nice upgrades include 40 year comp roof, 5 new milgard windows, new furnace, new vanity in hall bath & some electrical upgrades. Clean as a whistle and neat as a pin :) home shows price of ownership, impeccably maintained. Home is technically 2 Bedrooms as Bonus room off LR currently used as guest BR does not have closet.

23. 2021-07-27
    listed $240,000 Active

    Show marketing remark (499 chars)

    One of the nicest homes in Coachland with large deck for outdoor living and a storage shed with separate walkway, 110 & florescent lighting for functionality. Many nice upgrades include 40 year comp roof, 5 new milgard windows, new furnace, new vanity in hall bath & some electrical upgrades. Clean as a whistle and neat as a pin :) home shows price of ownership, impeccably maintained. Home is technically 2 Bedrooms as Bonus room off LR currently used as guest BR does not have closet.

24. 2012-04-25
    soldstatus $20,000
25. 2012-04-11
    historical
26. 2012-02-08
    listed $30,000
27. 2009-05-26
    soldstatus $40,000
28. 2009-05-04
    historical
29. 2008-08-28
    listed $45,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,131/yr (+$94/mo · 84.5%)

ⓘ 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 8 d/yr ≥87°F today · 22 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: $45,744
• − Mortgage interest: −$18,205
• − Property taxes: −$1,339
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − Depreciation: −$9,455
• Taxable income: $7,802
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $10,850/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

+622.2% since first listed

14 events — show timeline

• 2026-05-08 Listed $325,000 TSMLS
• 2023-07-03 Sold (MLS) $250,000 TSMLS
• 2023-06-09 Contingent — TSMLS
• 2023-05-26 Listed $265,000 TSMLS
• 2021-09-15 Sold (MLS) $238,500 TSMLS
• 2021-09-01 Pending — TSMLS
• 2021-08-07 Contingent — TSMLS
• 2021-07-27 Listed $240,000 TSMLS
• 2012-04-25 Sold (MLS) $20,000 TSMLS
• 2012-04-11 Delisted — TSMLS
• 2012-02-08 Listed $30,000 TSMLS
• 2009-05-26 Sold (MLS) $40,000 TSMLS
• 2009-05-04 Delisted — TSMLS
• 2008-08-28 Listed $45,000 TSMLS

Property tax history

+11.8%/yr

Latest (2025): $1,339 · +3.5% YoY. Source: county tax records.