6750 N North Lake Blvd Unit 14C · Tahoe Vista, CA 96148

$295,000

3 bd · 3.5 ba · 1,647 sqft · Timeshare · 909 Days on market

Built 2003 $179/sqft · 18% below area Est $358k · 18% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

Key facts

• Pool
• Built 2003
• Listed 909 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath timeshare listed at $295k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.8% in Tahoe Vista — 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 52/100 on livability (#1,011 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools F, 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: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 909 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $94k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $295k implies a 115% 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 $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 909 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $357,831
• List price: $295,000
• Delta: -17.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,490
• Equity at exit: $43,985

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $58,484
• Equity at exit: $25,506

Cash invested: $82,600 (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 96148

• Home prices YoY: -31.5%
• Active inventory: 38
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $726

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 74%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Brassie Ave Tahoe Vista, CA	3.0	2.0	1344	$3,500	$2.60	23d	1	1.14mi

Listing history 25 events

1. 2026-06-18
   days on market $295,000 Active 909 DOM
2. 2026-06-17
   days on market $295,000 Active 908 DOM
3. 2026-06-16
   days on market $295,000 Active 907 DOM
4. 2026-06-15
   days on market $295,000 Active 906 DOM
5. 2026-06-14
   days on market $295,000 Active 904 DOM
6. 2026-06-10
   days on market $295,000 Active 901 DOM
7. 2026-06-09
   days on market $295,000 Active 900 DOM
8. 2026-06-08
   days on market $295,000 Active 899 DOM
9. 2026-06-07
   days on market $295,000 Active 898 DOM
10. 2026-06-05
    days on market $295,000 Active 895 DOM
11. 2026-06-03
    days on market $295,000 Active 894 DOM
12. 2026-06-02
    days on market $295,000 Active 893 DOM
13. 2026-06-01
    days on market $295,000 Active 892 DOM
14. 2026-05-31
    days on market $295,000 Active 891 DOM
15. 2026-05-30
    days on market $295,000 Active 890 DOM
16. 2025-08-05
    price $295,000 612-char remark

    Show marketing remark (612 chars)

    Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

17. 2024-12-10
    price $369,000 612-char remark

    Show marketing remark (612 chars)

    Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

18. 2024-12-10
    status Active 612-char remark

    Show marketing remark (612 chars)

    Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

19. 2024-11-25
    historical 612-char remark

    Show marketing remark (612 chars)

    Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

20. 2023-12-07
    listed $389,000 Active 612-char remark

    Show marketing remark (612 chars)

    Tonopalo is a 1/7th ownership and guarantees that owners will receive 6 planned weeks, with unlimited space available (when available), each year. Home 14 is a ground floor unit, located close to the pool, hot tub, and beautiful beach! The on-site staff will take care of things such as housekeeping, maintaining the grounds, grocery shopping, hosting weekly parties, transporting owners to their boats, and making reservations at restaurants, spas, and local activities. The property includes the use of paddle boards, kayaks, sailboats, buoy, a buoy boat, water trampoline, beach service, and daily activities!

21. 2016-12-27
    soldstatus $137,500 Sold 512-char remark

    Show marketing remark (512 chars)

    1/7 Ownership guarantees 6 planned weeks a year and unlimited space available. This is a fantastic opportunity to own a lakefront vacation home at a fraction of the cost of a single family lakefront. Homeowner has last two weeks of Feb that they would pass to a buyer! This immaculate property is meticulously maintained by the on site staff and amenities mirror that of a 5 star resort. Never worry about housekeeping, or maintenance. Arrive for your vacation at Tonopalo with your perfect home waiting for you.

22. 2016-12-27
    historical 512-char remark

    Show marketing remark (512 chars)

    1/7 Ownership guarantees 6 planned weeks a year and unlimited space available. This is a fantastic opportunity to own a lakefront vacation home at a fraction of the cost of a single family lakefront. Homeowner has last two weeks of Feb that they would pass to a buyer! This immaculate property is meticulously maintained by the on site staff and amenities mirror that of a 5 star resort. Never worry about housekeeping, or maintenance. Arrive for your vacation at Tonopalo with your perfect home waiting for you.

23. 2016-12-13
    historical Contingent 512-char remark

    Show marketing remark (512 chars)

    1/7 Ownership guarantees 6 planned weeks a year and unlimited space available. This is a fantastic opportunity to own a lakefront vacation home at a fraction of the cost of a single family lakefront. Homeowner has last two weeks of Feb that they would pass to a buyer! This immaculate property is meticulously maintained by the on site staff and amenities mirror that of a 5 star resort. Never worry about housekeeping, or maintenance. Arrive for your vacation at Tonopalo with your perfect home waiting for you.

24. 2016-10-24
    price $150,000 512-char remark

    Show marketing remark (512 chars)

    1/7 Ownership guarantees 6 planned weeks a year and unlimited space available. This is a fantastic opportunity to own a lakefront vacation home at a fraction of the cost of a single family lakefront. Homeowner has last two weeks of Feb that they would pass to a buyer! This immaculate property is meticulously maintained by the on site staff and amenities mirror that of a 5 star resort. Never worry about housekeeping, or maintenance. Arrive for your vacation at Tonopalo with your perfect home waiting for you.

25. 2016-03-12
    listed $160,000 Active 512-char remark

    Show marketing remark (512 chars)

    1/7 Ownership guarantees 6 planned weeks a year and unlimited space available. This is a fantastic opportunity to own a lakefront vacation home at a fraction of the cost of a single family lakefront. Homeowner has last two weeks of Feb that they would pass to a buyer! This immaculate property is meticulously maintained by the on site staff and amenities mirror that of a 5 star resort. Never worry about housekeeping, or maintenance. Arrive for your vacation at Tonopalo with your perfect home waiting for you.

ⓘ 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 22 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,582
• Taxable income: $4,274
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $7,690/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 — Tahoe Vista

• Score: 52/100
• State rank: #1011
• US rank: #24918

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tahoe Vista, CA
• City population: 462
• Population (ZIP): 462

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 32% Two or more races 6%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 8% Scottish 5% Serbian 4%
• Foreign-born: 22% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▼ -133.22%
• Current HPI: 289.1187
• 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

+84.4% since first listed

10 events — show timeline

• 2025-08-05 Price Changed $295,000 TSMLS
• 2024-12-10 Price Changed $369,000 TSMLS
• 2024-12-10 Relisted — TSMLS
• 2024-11-25 Delisted — TSMLS
• 2023-12-07 Listed $389,000 TSMLS
• 2016-12-27 Sold (MLS) $137,500 TSMLS
• 2016-12-27 Delisted — TSMLS
• 2016-12-13 Contingent — TSMLS
• 2016-10-24 Price Changed $150,000 TSMLS
• 2016-03-12 Listed $160,000 TSMLS