12278 Frontier Trl Unit F24-11 · Truckee, CA 96161

$14,000

4 bd · 4.5 ba · 2,985 sqft · Timeshare · 131 Days on market

$5/sqft · 14% below area Est $16k · 14% under $869/mo HOA · 11% of rent ↓ 26% 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 +15.0/30.0
• ARV discount +13.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Create lasting Tahoe memories in this 4-bedroom, 4.5-bath residence at Old Greenwood located on the 18th fairway. This 1/17th shared ownership includes Primary Week 11 (March 13–20), a mid-week stay reserved for Thanksgiving (Nov 23–27), and a flex week booked for July 9–16—giving you prime access across all seasons. Owners have banked their primary week so the new owner would be able to use another week at their convenience/availability for immediate use between now and mid March 2027. Cabin has an office with high speed internet and a desk that converts into a murphy bed. Cabin sleeps up to 12 guests. Hot tub and gas grill included. Enjoy full membership privileges to Tahoe Mountain Club, featuring two championship golf courses and the expansive Pavilion with pools, spa, fitness center, tennis courts, family activities, and exclusive owner lounges in the Village and on-mountain at Northstar. Private ski lockers available at Northstar during your stay. Private dining, social events, and the complimentary ski shuttle stop is literally just steps outside the front door and value to your time in Tahoe. Summer brings poolside relaxation, scenic hikes, and bike rides right from your doorstep, while winter offers easy access to the slopes followed by cozy evenings by the fire. Just minutes from Downtown Truckee and world-class ski resorts, this is the perfect basecamp for luxury, adventure, and convenience—without the full-time ownership responsibilities.

Key facts

• Gas grill
• Fitness center
• High speed internet

Tags

• HIGH SPEED INTERNET
• GAS GRILL
• FULL MEMBERSHIP PRIVILEGES
• TWO CHAMPIONSHIP GOLF COURSES
• PAVILION WITH POOLS
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath timeshare listed at $14k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 458.3% 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); 381 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• At $7,898/mo this rent would consume 72% 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 $97 of loan paydown is wiped out by about $420 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $6k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 56.41% ✓
• Cap rate: 458.31%
• Cash-on-cash: 1614.34%
• DSCR: 72.83
• GRM: 0.1

CMA / ARV

• ARV (median comp): $16,219
• List price: $14,000
• Delta: -13.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 93.81×
• Total profit: $363,811
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 226.13×
• Total profit: $882,528
• Equity at exit: $1,210

Cash invested: $3,920 (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: 381
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $7,898 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$869
• Vacancy / Maint / Mgmt: −$1,659
• Net cashflow: $5,273

Break-even live

Break-even rent $1,222

Max offer price $14,000

Occupancy floor 28%

Sensitivity live

Price	-10% $5,283	-5% $5,278	+0% $5,273	+5% $5,269	+10% $5,264
Rent	-10% $4,650	-5% $4,962	+0% $5,273	+5% $5,585	+10% $5,897
Rate	-1.0pp $5,281	-0.5pp $5,277	base $5,273	+0.5pp $5,270	+1.0pp $5,266

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10175 Annies Loop Truckee, CA	3.0	3.5	2194	$7,500	$3.42	45d	1	1.16mi
10077 Jake S Way Truckee, CA	3.0	3.5	2552	$10,500	$4.11	45d	1	1.17mi

HOA detail

• Monthly dues: $869 · $10,428/yr
• Likely covers: gasinternetpoolgym

Listing history 22 events

1. 2026-06-21
   days on market $14,000 Active 131 DOM
2. 2026-06-18
   days on market $14,000 Active 128 DOM
3. 2026-06-17
   days on market $14,000 Active 127 DOM
4. 2026-06-16
   days on market $14,000 Active 126 DOM
5. 2026-06-15
   days on market $14,000 Active 125 DOM
6. 2026-06-14
   days on market $14,000 Active 123 DOM
7. 2026-06-10
   days on market $14,000 Active 120 DOM
8. 2026-06-09
   days on market $14,000 Active 119 DOM
9. 2026-06-08
   days on market $14,000 Active 118 DOM
10. 2026-06-07
    days on market $14,000 Active 117 DOM
11. 2026-06-05
    pricedays on market $14,000 Active 114 DOM
12. 2026-06-03
    days on market $17,000 Active 113 DOM
13. 2026-06-02
    days on market $17,000 Active 112 DOM
14. 2026-06-01
    days on market $17,000 Active 111 DOM
15. 2026-05-31
    days on market $17,000 Active 110 DOM
16. 2026-05-30
    days on market $17,000 Active 109 DOM
17. 2026-04-24
    price $17,000 1504-char remark

    Show marketing remark (1504 chars)

    Create lasting Tahoe memories in this 4-bedroom, 4.5-bath residence at Old Greenwood located on the 18th fairway. This 1/17th shared ownership includes Primary Week 11 (March 13–20), a mid-week stay reserved for Thanksgiving (Nov 23–27), and a flex week booked for July 9–16—giving you prime access across all seasons. Owners have banked their primary week so the new owner would be able to use another week at their convenience/availability for immediate use between now and mid March 2027. Cabin has an office with high speed internet and a desk that converts into a murphy bed. Cabin sleeps up to 12 guests. Hot tub and gas grill included. Enjoy full membership privileges to Tahoe Mountain Club, featuring two championship golf courses and the expansive Pavilion with pools, spa, fitness center, tennis courts, family activities, and exclusive owner lounges in the Village and on-mountain at Northstar. Private ski lockers available at Northstar during your stay. Private dining, social events, and the complimentary ski shuttle stop is literally just steps outside the front door and value to your time in Tahoe. Summer brings poolside relaxation, scenic hikes, and bike rides right from your doorstep, while winter offers easy access to the slopes followed by cozy evenings by the fire. Just minutes from Downtown Truckee and world-class ski resorts, this is the perfect basecamp for luxury, adventure, and convenience—without the full-time ownership responsibilities.

18. 2026-02-10
    listed $20,000 Active 1504-char remark

    Show marketing remark (1504 chars)

    Create lasting Tahoe memories in this 4-bedroom, 4.5-bath residence at Old Greenwood located on the 18th fairway. This 1/17th shared ownership includes Primary Week 11 (March 13–20), a mid-week stay reserved for Thanksgiving (Nov 23–27), and a flex week booked for July 9–16—giving you prime access across all seasons. Owners have banked their primary week so the new owner would be able to use another week at their convenience/availability for immediate use between now and mid March 2027. Cabin has an office with high speed internet and a desk that converts into a murphy bed. Cabin sleeps up to 12 guests. Hot tub and gas grill included. Enjoy full membership privileges to Tahoe Mountain Club, featuring two championship golf courses and the expansive Pavilion with pools, spa, fitness center, tennis courts, family activities, and exclusive owner lounges in the Village and on-mountain at Northstar. Private ski lockers available at Northstar during your stay. Private dining, social events, and the complimentary ski shuttle stop is literally just steps outside the front door and value to your time in Tahoe. Summer brings poolside relaxation, scenic hikes, and bike rides right from your doorstep, while winter offers easy access to the slopes followed by cozy evenings by the fire. Just minutes from Downtown Truckee and world-class ski resorts, this is the perfect basecamp for luxury, adventure, and convenience—without the full-time ownership responsibilities.

19. 2023-09-15
    soldstatus $20,000 Sold 647-char remark

    Show marketing remark (647 chars)

    Create lasting family memories here in this beautiful 4-bedroom home at Old Greenwood. This shared ownership home features week 11 (March 18-25) every year. CURRENTLY, this unit has Sept. 1-8, 2023 (LABOR DAY WEEK), BOOKED as well as August 5-8 of 2024. The home is fully equipped for family and friends to enjoy. While in residence enjoy preferred access to Tahoe Mountain Club's member services, including free shuttle service and the private member's lounge in the Village at NorthStar AND AT THE TOP OF THE MOUNTAIN. In the summer, stay in Old Greenwood for pool time with the family, tennis, hiking, and biking, all right out your front door.

20. 2023-08-30
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Create lasting family memories here in this beautiful 4-bedroom home at Old Greenwood. This shared ownership home features week 11 (March 18-25) every year. CURRENTLY, this unit has Sept. 1-8, 2023 (LABOR DAY WEEK), BOOKED as well as August 5-8 of 2024. The home is fully equipped for family and friends to enjoy. While in residence enjoy preferred access to Tahoe Mountain Club's member services, including free shuttle service and the private member's lounge in the Village at NorthStar AND AT THE TOP OF THE MOUNTAIN. In the summer, stay in Old Greenwood for pool time with the family, tennis, hiking, and biking, all right out your front door.

21. 2023-07-25
    price $20,000 647-char remark

    Show marketing remark (647 chars)

    Create lasting family memories here in this beautiful 4-bedroom home at Old Greenwood. This shared ownership home features week 11 (March 18-25) every year. CURRENTLY, this unit has Sept. 1-8, 2023 (LABOR DAY WEEK), BOOKED as well as August 5-8 of 2024. The home is fully equipped for family and friends to enjoy. While in residence enjoy preferred access to Tahoe Mountain Club's member services, including free shuttle service and the private member's lounge in the Village at NorthStar AND AT THE TOP OF THE MOUNTAIN. In the summer, stay in Old Greenwood for pool time with the family, tennis, hiking, and biking, all right out your front door.

22. 2023-05-12
    listed $23,000 Active 647-char remark

    Show marketing remark (647 chars)

    Create lasting family memories here in this beautiful 4-bedroom home at Old Greenwood. This shared ownership home features week 11 (March 18-25) every year. CURRENTLY, this unit has Sept. 1-8, 2023 (LABOR DAY WEEK), BOOKED as well as August 5-8 of 2024. The home is fully equipped for family and friends to enjoy. While in residence enjoy preferred access to Tahoe Mountain Club's member services, including free shuttle service and the private member's lounge in the Village at NorthStar AND AT THE TOP OF THE MOUNTAIN. In the summer, stay in Old Greenwood for pool time with the family, tennis, hiking, and biking, all right out your front door.

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

Taxation est. · year 1

• Rental income: $94,773
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$7,582
• − Management: −$7,582
• − HOA: −$10,428
• − Depreciation: −$407
• Taxable income: $67,710
• Est. tax owed @ 24.0%: −$16,250
• After-tax cash flow: $47,032/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

-26.1% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $17,000 TSMLS
• 2026-02-10 Listed $20,000 TSMLS
• 2023-09-15 Sold (MLS) $20,000 TSMLS
• 2023-08-30 Pending — TSMLS
• 2023-07-25 Price Changed $20,000 TSMLS
• 2023-05-12 Listed $23,000 TSMLS