8004 North Lake Blvd #5 · Kings Beach, CA 96143

$105,000

2 bd · 2.0 ba · 802 sqft · Timeshare · 83 Days on market

Built 1998 $131/sqft · 83% below area $353/mo HOA · 14% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful lakefront community located on the North Shore of world-famous Lake Tahoe. Enter your 2-bedroom, 2 bath second floor condo, with a peek of the lake, and you will find everything you need for your stay, fully equipped kitchen, all Linens for beds and baths and beautifully decorated. Laundry facilities and BBQ just steps away, and a pathway to the white, sandy beach for your year-round enjoyment. This property is gated with an intimate feel with only 12 units’ total. This 1/6th shared ownership gives each owner 8 weeks’ use per year. You may rent out any unused weeks. You only pay HOA dues of $323 per month which cover everything except your personal property taxes and cleaning fee after your stay. Ten-minute drive to Northstar and thirty minutes to Palisades Tahoe. Across the street is the Brockway Springs golf course with an amazing restaurant. It is a very short walk to the center of Kings Beach, with shops and restaurants and Water Play Venders. Sellers have these weeks booked for 2026: 4/10-4/17, 6/26-7/10-(2 weeks), 8/21-8/28, 9/25-10/9- (2 weeks). Sorry, no pets allowed. There is no financing available, purchase must be all cash.

Key facts

• Laundry facilities
• Gated property
• Lakefront community

Tags

• LAKEFRONT COMMUNITY
• FULLY EQUIPPED KITCHEN
• LAUNDRY FACILITIES
• PATHWAY TO BEACH
• GATED PROPERTY
• GOLF COURSE

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$636,337) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $105k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 1.7% in Kings Beach — 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 54/100 on livability (#889 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools C-, amenities F, commute 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: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $2k appreciation (1.4% local appreciation)).
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.32% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.52%
• DSCR: 2.54
• GRM: 3.6

CMA / ARV

• ARV (median comp): $636,337
• List price: $105,000
• Delta: -83.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.99×
• Total profit: $58,366
• Equity at exit: $38,266

10-year hold

• IRR: 39.5%
• Equity multiple: 5.89×
• Total profit: $143,797
• Equity at exit: $52,780

Cash invested: $29,400 (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 96143

• Home prices YoY: 0.5%
• Active inventory: 36
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$353
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $846

Break-even live

Break-even rent $1,365

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 N Lake Blvd Tahoe Vista, CA	1.0	1.0	710	$2,200	$3.10	14d	1	0.38mi
426 Raccoon St Kings Beach, CA	2.0	1.0	780	$2,800	$3.59	23d	1	0.51mi
1300 Regency Way #73 Tahoe Vista, CA	1.0	1.0	656	$2,200	$3.35	23d	1	1.42mi

HOA detail

• Monthly dues: $353 · $4,236/yr
• Likely covers: watersecurity

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 83 DOM
2. 2026-06-17
   days on market $105,000 Active 82 DOM
3. 2026-06-16
   days on market $105,000 Active 81 DOM
4. 2026-06-15
   days on market $105,000 Active 80 DOM
5. 2026-06-14
   days on market $105,000 Active 78 DOM
6. 2026-06-10
   days on market $105,000 Active 75 DOM
7. 2026-06-09
   days on market $105,000 Active 74 DOM
8. 2026-06-08
   days on market $105,000 Active 73 DOM
9. 2026-06-07
   days on market $105,000 Active 72 DOM
10. 2026-06-05
    days on market $105,000 Active 69 DOM
11. 2026-06-03
    days on market $105,000 Active 68 DOM
12. 2026-06-02
    days on market $105,000 Active 67 DOM
13. 2026-06-01
    days on market $105,000 Active 66 DOM
14. 2026-05-31
    days on market $105,000 Active 65 DOM
15. 2026-05-30
    days on market $105,000 Active 64 DOM
16. 2026-03-26
    listed $105,000 Active 1175-char remark

    Show marketing remark (1175 chars)

    Beautiful lakefront community located on the North Shore of world-famous Lake Tahoe. Enter your 2-bedroom, 2 bath second floor condo, with a peek of the lake, and you will find everything you need for your stay, fully equipped kitchen, all Linens for beds and baths and beautifully decorated. Laundry facilities and BBQ just steps away, and a pathway to the white, sandy beach for your year-round enjoyment. This property is gated with an intimate feel with only 12 units’ total. This 1/6th shared ownership gives each owner 8 weeks’ use per year. You may rent out any unused weeks. You only pay HOA dues of $323 per month which cover everything except your personal property taxes and cleaning fee after your stay. Ten-minute drive to Northstar and thirty minutes to Palisades Tahoe. Across the street is the Brockway Springs golf course with an amazing restaurant. It is a very short walk to the center of Kings Beach, with shops and restaurants and Water Play Venders. Sellers have these weeks booked for 2026: 4/10-4/17, 6/26-7/10-(2 weeks), 8/21-8/28, 9/25-10/9- (2 weeks). Sorry, no pets allowed. There is no financing available, purchase must be all cash.

17. 2025-12-22
    soldstatus $95,000 Sold 1005-char remark

    Show marketing remark (1005 chars)

    Beautiful lakefront community located on the North Shore of world famous Lake Tahoe. Enter into your 2 bedroom, 2 bath second floor condo, with a peek of the lake, and you will find everything you need for your stay, fully equipped kitchen, all linens for beds and baths and beautifully decorated. Laundry facilities and BBQ just steps away, and a pathway to the white, sandy beach for your year round enjoyment. This property is gated with an intimate feel with only 12 units total. This 1/6th shared ownership gives each owner 8 weeks’ use per year. You may rent out any unused weeks. You only pay HOA dues of $323 per month which cover everything except your personal property taxes and cleaning fee after your stay. Ten-minute drive to Northstar and thirty minutes to Palisades Tahoe. Across the street is the Brockway Springs golf course with an amazing restaurant. It is a very short walk to the center of Kings Beach, with shops and restaurants and Water Play Venders. Sorry, no pets allowed.

18. 2025-11-21
    historical Contingent 1005-char remark

    Show marketing remark (1005 chars)

    Beautiful lakefront community located on the North Shore of world famous Lake Tahoe. Enter into your 2 bedroom, 2 bath second floor condo, with a peek of the lake, and you will find everything you need for your stay, fully equipped kitchen, all linens for beds and baths and beautifully decorated. Laundry facilities and BBQ just steps away, and a pathway to the white, sandy beach for your year round enjoyment. This property is gated with an intimate feel with only 12 units total. This 1/6th shared ownership gives each owner 8 weeks’ use per year. You may rent out any unused weeks. You only pay HOA dues of $323 per month which cover everything except your personal property taxes and cleaning fee after your stay. Ten-minute drive to Northstar and thirty minutes to Palisades Tahoe. Across the street is the Brockway Springs golf course with an amazing restaurant. It is a very short walk to the center of Kings Beach, with shops and restaurants and Water Play Venders. Sorry, no pets allowed.

19. 2025-07-17
    listed $105,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Beautiful lakefront community located on the North Shore of world famous Lake Tahoe. Enter into your 2 bedroom, 2 bath second floor condo, with a peek of the lake, and you will find everything you need for your stay, fully equipped kitchen, all linens for beds and baths and beautifully decorated. Laundry facilities and BBQ just steps away, and a pathway to the white, sandy beach for your year round enjoyment. This property is gated with an intimate feel with only 12 units total. This 1/6th shared ownership gives each owner 8 weeks’ use per year. You may rent out any unused weeks. You only pay HOA dues of $323 per month which cover everything except your personal property taxes and cleaning fee after your stay. Ten-minute drive to Northstar and thirty minutes to Palisades Tahoe. Across the street is the Brockway Springs golf course with an amazing restaurant. It is a very short walk to the center of Kings Beach, with shops and restaurants and Water Play Venders. Sorry, no pets allowed.

20. 2018-10-25
    soldstatus $63,000 Sold
21. 2018-10-17
    soldstatus $75,000 Sold
22. 2018-09-04
    historical Contingent
23. 2018-08-10
    listed $75,000 Active
24. 2014-10-30
    historical
25. 2014-04-04
    listed $65,000 Active

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

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 8 d/yr ≥85°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,233
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$4,236
• − Depreciation: −$3,055
• Taxable income: $9,283
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $7,922/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 — Kings Beach

• Score: 54/100
• State rank: #889
• US rank: #23842

Category grades

Amenities F Commute F Cost of living F Crime A Employment B- Housing B- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Beach, CA
• City population: 2,852
• Population (ZIP): 2,852

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: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 7% Portuguese 3% Scotch-Irish 3%
• Foreign-born: 28% · Canada
• Languages at home: 67% English-only · Spanish 32% Russian/Polish/Slavic 1%

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: ▲ 1.44%
• Current HPI: 274.6145
• 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

+61.5% since first listed

10 events — show timeline

• 2026-03-26 Listed $105,000 TSMLS
• 2025-12-22 Sold (MLS) $95,000 TSMLS
• 2025-11-21 Contingent — TSMLS
• 2025-07-17 Listed $105,000 TSMLS
• 2018-10-25 Sold (MLS) $63,000 TSMLS
• 2018-10-17 Sold (MLS) $75,000 TSMLS
• 2018-09-04 Contingent — TSMLS
• 2018-08-10 Listed $75,000 TSMLS
• 2014-10-30 Delisted — TSMLS
• 2014-04-04 Listed $65,000 TSMLS