2201 Scott Peak Pl 49 · Sunnyside-Tahoe City, CA 96146

$535,000

2 bd · 2.0 ba · 1,132 sqft · Condo public records · 325 Days on market

Built 1980 $473/sqft · 44% below area Est $953k · 44% under

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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).

• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• Cash flow +6.4/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Summer is calling in Alpine Meadows. Imagine long mountain days filled with hiking, biking, wildflowers, fresh alpine air, and evenings under some of Tahoe’s darkest, star-filled skies. Adventure begins right outside your door, while peace, tranquility, and nature surround you at every turn. Offered at just $535,000, this 2-bedroom, 2-bath condo is one of the best opportunities currently available in Alpine Meadows. Whether you’re searching for a full-time residence, weekend escape, or mountain retreat, this property offers incredible value in an unbeatable location. Enjoy easy access to endless year-round recreation, world-class skiing, scenic trails, and the convenience of the Mountaineer Shuttle right at your doorstep. Spend your summers exploring Tahoe and your winters on the slopes — all from the comfort of your own mountain basecamp. The functional layout offers flexibility and potential, while the seller’s motivation creates an exceptional opportunity for buyers ready to make their move. The property is being sold as-is and priced aggressively for today’s market. Live at the resort. Breathe the mountain air. Watch the stars come out. Tahoe living starts here. Contact LA, Kristen Pepin for HOA & more information.

Key facts

• Backs to forest
• Solid structure
• Garage

Tags

• BACKS TO FOREST
• WALK TO ALPINE BASE LODGE
• UNBEATABLE ACCESS TO SKIING
• UNBEATABLE ACCESS TO HIKING
• UNBEATABLE ACCESS TO BIKING
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $535k.

Deal economics

• At list price, monthly cash flow is $-935 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (46.4% below list).
• Recommended offer: $287k (46.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 0.0% in Sunnyside-Tahoe City — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Tahoe Lake Elementary (math 52% / reading 52%, grade C-, #354 of 1,571 statewide, top 24%, 292 students, 23% FRL); North Tahoe Middle (math 39% / reading 53%, grade D+, #122 of 498 statewide, top 25%, 299 students, 37% FRL); North Tahoe High (math 47% / reading 67%, grade C, #234 of 1,170 statewide, top 21%, 505 students, 33% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 52 active listings in the ZIP; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($4k loan paydown + $17k appreciation (3.2% local appreciation)).
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($471k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $535k implies a 577% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $286,586 (46.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.54% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 15.6

CMA / ARV

• ARV (median comp): $953,363
• List price: $535,000
• Delta: -43.88%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $10,806
• Equity at exit: $247,150

10-year hold

• IRR: 4.9%
• Equity multiple: 1.76×
• Total profit: $114,069
• Equity at exit: $386,094

Cash invested: $149,800 (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 96146

• Home prices YoY: 1.5%
• Active inventory: 52
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-935

Break-even live

Break-even rent $4,050

Max offer price $369,758

Occupancy floor —

Sensitivity live

Price	-10% $-633	-5% $-784	+0% $-935	+5% $-1,087	+10% $-1,238
Rent	-10% $-1,162	-5% $-1,049	+0% $-935	+5% $-822	+10% $-709
Rate	-1.0pp $-666	-0.5pp $-799	base $-935	+0.5pp $-1,074	+1.0pp $-1,215

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $535,000 Active 325 DOM
2. 2026-06-18
   days on market $535,000 Active 322 DOM
3. 2026-06-17
   days on market $535,000 Active 321 DOM
4. 2026-06-16
   days on market $535,000 Active 320 DOM
5. 2026-06-15
   days on market $535,000 Active 319 DOM
6. 2026-06-14
   days on market $535,000 Active 317 DOM
7. 2026-06-10
   days on market $535,000 Active 314 DOM
8. 2026-06-09
   days on market $535,000 Active 313 DOM
9. 2026-06-08
   days on market $535,000 Active 312 DOM
10. 2026-06-07
    days on market $535,000 Active 311 DOM
11. 2026-06-05
    days on market $535,000 Active 308 DOM
12. 2026-06-03
    days on market $535,000 Active 307 DOM
13. 2026-06-02
    days on market $535,000 Active 306 DOM
14. 2026-06-01
    days on market $535,000 Active 305 DOM
15. 2026-05-31
    days on market $535,000 Active 304 DOM
16. 2026-05-30
    days on market $535,000 Active 303 DOM
17. 2026-05-18
    price $535,000 1278-char remark

    Show marketing remark (1278 chars)

    Summer is calling in Alpine Meadows. Imagine long mountain days filled with hiking, biking, wildflowers, fresh alpine air, and evenings under some of Tahoe’s darkest, star-filled skies. Adventure begins right outside your door, while peace, tranquility, and nature surround you at every turn. Offered at just $535,000, this 2-bedroom, 2-bath condo is one of the best opportunities currently available in Alpine Meadows. Whether you’re searching for a full-time residence, weekend escape, or mountain retreat, this property offers incredible value in an unbeatable location. Enjoy easy access to endless year-round recreation, world-class skiing, scenic trails, and the convenience of the Mountaineer Shuttle right at your doorstep. Spend your summers exploring Tahoe and your winters on the slopes — all from the comfort of your own mountain basecamp. The functional layout offers flexibility and potential, while the seller’s motivation creates an exceptional opportunity for buyers ready to make their move. The property is being sold as-is and priced aggressively for today’s market. Live at the resort. Breathe the mountain air. Watch the stars come out. Tahoe living starts here. Contact LA, Kristen Pepin for HOA & more information.

18. 2025-12-23
    price $550,000 1278-char remark

    Show marketing remark (1278 chars)

    Summer is calling in Alpine Meadows. Imagine long mountain days filled with hiking, biking, wildflowers, fresh alpine air, and evenings under some of Tahoe’s darkest, star-filled skies. Adventure begins right outside your door, while peace, tranquility, and nature surround you at every turn. Offered at just $535,000, this 2-bedroom, 2-bath condo is one of the best opportunities currently available in Alpine Meadows. Whether you’re searching for a full-time residence, weekend escape, or mountain retreat, this property offers incredible value in an unbeatable location. Enjoy easy access to endless year-round recreation, world-class skiing, scenic trails, and the convenience of the Mountaineer Shuttle right at your doorstep. Spend your summers exploring Tahoe and your winters on the slopes — all from the comfort of your own mountain basecamp. The functional layout offers flexibility and potential, while the seller’s motivation creates an exceptional opportunity for buyers ready to make their move. The property is being sold as-is and priced aggressively for today’s market. Live at the resort. Breathe the mountain air. Watch the stars come out. Tahoe living starts here. Contact LA, Kristen Pepin for HOA & more information.

19. 2025-07-31
    listed $599,000 Active 1278-char remark

    Show marketing remark (1278 chars)

    Summer is calling in Alpine Meadows. Imagine long mountain days filled with hiking, biking, wildflowers, fresh alpine air, and evenings under some of Tahoe’s darkest, star-filled skies. Adventure begins right outside your door, while peace, tranquility, and nature surround you at every turn. Offered at just $535,000, this 2-bedroom, 2-bath condo is one of the best opportunities currently available in Alpine Meadows. Whether you’re searching for a full-time residence, weekend escape, or mountain retreat, this property offers incredible value in an unbeatable location. Enjoy easy access to endless year-round recreation, world-class skiing, scenic trails, and the convenience of the Mountaineer Shuttle right at your doorstep. Spend your summers exploring Tahoe and your winters on the slopes — all from the comfort of your own mountain basecamp. The functional layout offers flexibility and potential, while the seller’s motivation creates an exceptional opportunity for buyers ready to make their move. The property is being sold as-is and priced aggressively for today’s market. Live at the resort. Breathe the mountain air. Watch the stars come out. Tahoe living starts here. Contact LA, Kristen Pepin for HOA & more information.

20. 1998-02-20
    soldstatus $79,000
21. 1988-07-06
    soldstatus $10,000
22. 1987-12-10
    soldstatus $25,000
23. 1987-12-10
    soldstatus $25,000

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $4,066 · $339/mo
• Expected delta: +$2,015/yr (+$168/mo · 98.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 10 d/yr ≥80°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,390
• − Mortgage interest: −$29,968
• − Property taxes: −$2,051
• − Insurance: −$2,675
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$15,564
• Taxable loss: −$21,370
• Est. tax savings @ 24.0%: +$5,129
• After-tax cash flow: $-6,096/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 — Sunnyside-Tahoe City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,120

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Italian 5% Scandinavian 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · French/Haitian/Cajun 4% Spanish 3% German/W. Germanic 2%

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: ▲ 3.22%
• Current HPI: 224.1632
• Rent YoY: —
• Metro: —
• 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

+2040.0% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $535,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-23 Price Changed $550,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-31 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-02-20 Sold (Public Records) $79,000 Public Records
• 1988-07-06 Sold (Public Records) $10,000 Public Records
• 1987-12-10 Sold (Public Records) $25,000 Public Records
• 1987-12-10 Sold (Public Records) $25,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,051 · +5.4% YoY. Source: county tax records.