14579 Northwoods Blvd · Truckee, CA 96161

$900,000

4 bd · 2.0 ba · 2,259 sqft · SingleFamily public records · 17 Days on market

Built 1982 $398/sqft · 23% below area Est $1175k · 23% under $302/mo HOA · 5% of rent

---

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
• Cash flow +7.5/30.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

Key facts

• Custom cabinetry
• Oversized island
• 2 garage spots

Tags

• DOUBLE-HEIGHT VAULTED CEILINGS
• RICH WOOD PLANK FLOORING
• MASSIVE WALLS OF GLASS
• PROFESSIONAL-GRADE FINISHES
• CUSTOM CABINETRY
• OVERSIZED ISLAND

Property features AI

Finance

• Other: Association fee: annually
• HOA & community: Tahoe Donner association amenities include beach access, pool, tennis courts, golf course, equestrian center, cross-country skiing, downhill skiing, exercise equipment, and boat ramp; Annual association fee

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Water provided by utility district; Sewer provided by utility district; Natural gas available; Cable connected
• Home design: Mountain-style home; Two levels; Single family residence
• Construction: Frame construction; Composition roof; Concrete perimeter foundation; Built with traditional framing
• Exterior features: Deck; Street frontage; Upslope topography; Trees/woods view

Interior

• Kitchen: Range; Oven; Microwave; Disposal; Dishwasher; Refrigerator
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Pantry; High ceilings; Phone service; Family room; Gas fireplace
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $704k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $618k (31.3% below list).
• Recommended offer: $618k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• At $6,183/mo this rent would consume 56% 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 $6k of loan paydown is wiped out by about $27k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $433k; list at $900k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $618,320 (31.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,175,054
• List price: $900,000
• Delta: -23.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14743 Northwoods Blvd	0.17mi	4/3.0	2,407 (+7%)	8mo	$1,325,000	$550	70
13226 Skiview Loop	0.39mi	4/2.5	2,198 (-3%)	7mo	$1,225,000	$557	70
11539 Chalet Rd	0.25mi	3/2.0 (-1)	2,128 (-6%)	7mo	$1,050,000	$493	68
14569 Tyrol Rd	0.50mi	4/3.0	2,185 (-3%)	8mo	$1,075,000	$492	60
11566 Rhineland Ave	0.30mi	4/4.0	2,028 (-10%)	3mo	$919,000	$453	59
14676 Tyrol Rd	0.49mi	3/3.0 (-1)	2,382 (+5%)	1mo	$1,387,500	$582	58
14207 Northwoods Blvd	0.40mi	4/2.5	2,538 (+12%)	7mo	$1,147,500	$452	53
14820 Davos Dr	0.55mi	3/2.5 (-1)	2,501 (+11%)	3mo	$1,850,000	$740	47
14096 Ramshorn St	0.73mi	4/3.0	2,465 (+9%)	2mo	$1,385,000	$562	45
14106 Northwoods Blvd	0.47mi	3/2.5 (-1)	1,935 (-14%)	3mo	$1,090,000	$563	44
15179 Northwoods Blvd	0.61mi	3/2.5 (-1)	2,501 (+11%)	7mo	$1,630,000	$652	41
14654 Christie Ln	0.58mi	3/2.5 (-1)	1,930 (-15%)	3mo	$1,260,000	$653	39

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: -21.6%
• Equity multiple: 0.23×
• Total profit: $-193,489
• Equity at exit: $134,193

10-year hold

• IRR: -8.8%
• Equity multiple: 0.37×
• Total profit: $-157,527
• Equity at exit: $77,816

Cash invested: $252,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $6,183 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$599 /mo · $7,185/yr
• Insurance: −$375
• HOA: −$302
• Vacancy / Maint / Mgmt: −$1,298
• Net cashflow: $-1,111

Break-even live

Break-even rent $7,589

Max offer price $703,780

Occupancy floor —

Sensitivity live

Price	-10% $-601	-5% $-856	+0% $-1,111	+5% $-1,365	+10% $-1,620
Rent	-10% $-1,599	-5% $-1,355	+0% $-1,111	+5% $-867	+10% $-622
Rate	-1.0pp $-658	-0.5pp $-882	base $-1,111	+0.5pp $-1,344	+1.0pp $-1,581

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14474 Northwoods Blvd Unit 1546202P Truckee, CA	3.0	2.0	1646	$6,451	$3.92	15d	1	0.11mi
15568 Alder Creek Rd Unit 1546156P Truckee, CA	4.0	3.0	1905	$5,000	$2.62	15d	1	1.02mi
12803 Northwoods Blvd Truckee, CA	3.0	2.0	1649	$4,100	$2.49	15d	1	1.09mi
11641 Zermatt Dr Truckee, CA	3.0	2.0	1865	$3,999	$2.14	22d	1	1.38mi

HOA detail

• Monthly dues: $302 · $3,624/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $900,000 Active 17 DOM
2. 2026-06-17
   days on market $900,000 Active 16 DOM
3. 2026-06-16
   days on market $900,000 Active 15 DOM
4. 2026-06-15
   days on market $900,000 Active 14 DOM
5. 2026-06-14
   days on market $900,000 Active 12 DOM
6. 2026-06-10
   days on market $900,000 Active 9 DOM
7. 2026-06-09
   days on market $900,000 Active 8 DOM
8. 2026-06-08
   days on market $900,000 Active 7 DOM
9. 2026-06-07
   days on market $900,000 Active 6 DOM
10. 2026-06-05
    days on market $900,000 Active 3 DOM
11. 2026-06-03
    days on market $900,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on marketlisting id $900,000 Active 1 DOM
14. 2026-05-31
    days on market $900,000 Active 186 DOM
15. 2026-05-30
    days on market $900,000 Active 185 DOM
16. 2026-04-23
    price $941,000 2295-char remark
17. 2026-03-15
    price $950,000 2295-char remark
18. 2025-11-23
    listed $999,000 Active 2295-char remark
19. 2018-10-25
    soldstatus $433,000 Sold 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

20. 2015-12-08
    soldstatus $430,000
21. 2015-08-20
    historical 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

22. 2015-06-18
    price $449,000 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

23. 2015-03-03
    price $469,000 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

24. 2015-01-17
    price $479,000 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

25. 2014-11-14
    price $489,000 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

26. 2014-05-09
    listed $495,000 Active 420-char remark

    Show marketing remark (420 chars)

    Great home for the whole family to enjoy! Tons of natural sunlight, easy access during the winter months, and a great floor plan make this the perfect family home or ski cabin. Featuring a beautiful open beam vaulted ceiling in the great room, a family room,and four bedrooms. Take advantage of all the amenities Tahoe Donner offers including the Donner Lake Beach Club, Tennis center, swimming pools, golf and skiing.

27. 2014-03-10
    price $495,000
28. 1979-10-17
    soldstatus $21,500

ⓘ 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: $7,185 · $599/mo
• Projected year-2 tax: $7,185 · $599/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low 10 d/yr ≥85°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,198
• − Mortgage interest: −$50,414
• − Property taxes: −$7,185
• − Insurance: −$4,500
• − Repairs & maintenance: −$5,936
• − Management: −$5,936
• − HOA: −$3,624
• − Depreciation: −$26,182
• Taxable loss: −$29,579
• Est. tax savings @ 24.0%: +$7,099
• After-tax cash flow: $-6,230/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

+4086.0% since first listed

15 events — show timeline

• 2026-06-01 Listed $900,000 TSMLS
• 2026-05-29 Price Changed $900,000 TSMLS
• 2026-05-20 Price Changed $936,000 TSMLS
• 2026-04-23 Price Changed $941,000 TSMLS
• 2026-03-15 Price Changed $950,000 TSMLS
• 2018-10-25 Sold (MLS) $433,000 TSMLS
• 2015-12-08 Sold (Public Records) $430,000 Public Records
• 2015-08-20 Delisted — TSMLS
• 2015-06-18 Price Changed $449,000 TSMLS
• 2015-03-03 Price Changed $469,000 TSMLS
• 2015-01-17 Price Changed $479,000 TSMLS
• 2014-11-14 Price Changed $489,000 TSMLS
• 2014-05-09 Listed $495,000 TSMLS
• 2014-03-10 Price Changed $495,000 TSMLS
• 1979-10-17 Sold (Public Records) $21,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,185 · +2.8% YoY. Source: county tax records.