12193 Lookout Loop Unit F3-22 · Truckee, CA 96161-0000

$25,000

4 bd · 4.5 ba · 2,985 sqft · Timeshare · 33 Days on market

$869/mo HOA · 10% of rent ↓ 34% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy this 4-bed Cabin at Old Greenwood, featuring prime summer week 22 (1st week in June), for your primary use period each year. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club membership when in residence, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant making for a luxury mountain experience. Upcoming float time mid-week great value for summer primary.

Key facts

• Mountain cabin
• Truckee bike park
• Hiking trails

Tags

• MOUNTAIN CABIN
• WORLD-CLASS AMENITIES
• PROXIMITY TO SKI RESORTS
• HIKING TRAILS
• TRUCKEE BIKE PARK

Property features AI

Finance

• HOA & community: Quarterly association with pool, tennis courts, golf course access, and exercise equipment

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Natural gas available; Cable connected; Water from utility district; Sewer to utility district
• Home design: Mountain-style architecture; Timeshare property; Two levels; Like-new condition; Mountain and golf course views
• Construction: Frame construction; Composition roof; Concrete perimeter foundation; Built recently (like new)
• Exterior features: Two decks; On golf course; Level topography

Interior

• Kitchen: Range; Oven; Microwave; Disposal; Refrigerator
• Flooring: Carpet; Wood; Stone; Tile; Mixed
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Pantry; High ceilings; High-speed internet; Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath timeshare listed at $25k.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 301.7% 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: 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $5k; list at $25k implies a 376% 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 36.44% ✓
• Cap rate: 301.73%
• Cash-on-cash: 1055.14%
• DSCR: 47.95
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 57.53×
• Total profit: $395,699
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 123.88×
• Total profit: $860,180
• Equity at exit: $17,324

Cash invested: $7,000 (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 96161-0000

• Active inventory: 54
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $9,110 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$869
• Vacancy / Maint / Mgmt: −$1,913
• Net cashflow: $6,155

Break-even live

Break-even rent $1,319

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $6,172	-5% $6,164	+0% $6,155	+5% $6,146	+10% $6,138
Rent	-10% $5,435	-5% $5,795	+0% $6,155	+5% $6,515	+10% $6,875
Rate	-1.0pp $6,168	-0.5pp $6,161	base $6,155	+0.5pp $6,149	+1.0pp $6,142

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: $6,250
• Closing costs: $750
• 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	44d	1	1.22mi
10077 Jake S Way Truckee, CA	3.0	3.5	2552	$10,500	$4.11	44d	1	1.22mi

HOA detail

• Monthly dues: $869 · $10,428/yr

Listing history 24 events

1. 2026-06-18
   days on market $25,000 Active 33 DOM
2. 2026-06-17
   days on market $25,000 Active 32 DOM
3. 2026-06-16
   days on market $25,000 Active 31 DOM
4. 2026-06-15
   days on market $25,000 Active 30 DOM
5. 2026-06-14
   days on market $25,000 Active 28 DOM
6. 2026-06-10
   days on market $25,000 Active 25 DOM
7. 2026-06-09
   days on market $25,000 Active 24 DOM
8. 2026-06-08
   days on market $25,000 Active 23 DOM
9. 2026-06-07
   days on market $25,000 Active 22 DOM
10. 2026-06-05
    days on market $25,000 Active 19 DOM
11. 2026-06-03
    days on market $25,000 Active 18 DOM
12. 2026-06-02
    days on market $25,000 Active 17 DOM
13. 2026-06-01
    days on market $25,000 Active 16 DOM
14. 2026-05-31
    days on market $25,000 Active 15 DOM
15. 2026-05-30
    days on market $25,000 Active 14 DOM
16. 2026-05-16
    listed $25,000 Active
17. 2020-03-20
    soldstatus $5,250 Sold 476-char remark

    Show marketing remark (476 chars)

    Enjoy this 4-bed Cabin at Old Greenwood, featuring prime summer week 22 (1st week in June), for your primary use period each year. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club membership when in residence, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant making for a luxury mountain experience. Upcoming float time mid-week great value for summer primary.

18. 2020-03-09
    historical Contingent 476-char remark

    Show marketing remark (476 chars)

    Enjoy this 4-bed Cabin at Old Greenwood, featuring prime summer week 22 (1st week in June), for your primary use period each year. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club membership when in residence, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant making for a luxury mountain experience. Upcoming float time mid-week great value for summer primary.

19. 2020-01-24
    listed $8,000 Active 476-char remark

    Show marketing remark (476 chars)

    Enjoy this 4-bed Cabin at Old Greenwood, featuring prime summer week 22 (1st week in June), for your primary use period each year. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club membership when in residence, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant making for a luxury mountain experience. Upcoming float time mid-week great value for summer primary.

20. 2016-03-09
    soldstatus $33,000 Sold 493-char remark

    Show marketing remark (493 chars)

    Call Agent Jason for info 530-414-1600. Enjoy the luxuries of Fractional ownership at Old Greenwood and membership into the Tahoe Mountain Club. 4-bed Cabin, featuring week 22 (June) for your primary use period each year. Preferred Access to two Championship golf courses accompany the membership whenever you are in residence, including free shuttle service to Northstar resort, a private members lounge in the Village and private on-mountain restaurant making for a luxury skiing experience.

21. 2016-03-05
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Call Agent Jason for info 530-414-1600. Enjoy the luxuries of Fractional ownership at Old Greenwood and membership into the Tahoe Mountain Club. 4-bed Cabin, featuring week 22 (June) for your primary use period each year. Preferred Access to two Championship golf courses accompany the membership whenever you are in residence, including free shuttle service to Northstar resort, a private members lounge in the Village and private on-mountain restaurant making for a luxury skiing experience.

22. 2016-03-01
    historical Contingent 493-char remark

    Show marketing remark (493 chars)

    Call Agent Jason for info 530-414-1600. Enjoy the luxuries of Fractional ownership at Old Greenwood and membership into the Tahoe Mountain Club. 4-bed Cabin, featuring week 22 (June) for your primary use period each year. Preferred Access to two Championship golf courses accompany the membership whenever you are in residence, including free shuttle service to Northstar resort, a private members lounge in the Village and private on-mountain restaurant making for a luxury skiing experience.

23. 2016-03-01
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Call Agent Jason for info 530-414-1600. Enjoy the luxuries of Fractional ownership at Old Greenwood and membership into the Tahoe Mountain Club. 4-bed Cabin, featuring week 22 (June) for your primary use period each year. Preferred Access to two Championship golf courses accompany the membership whenever you are in residence, including free shuttle service to Northstar resort, a private members lounge in the Village and private on-mountain restaurant making for a luxury skiing experience.

24. 2015-11-05
    listed $38,000 Active 493-char remark

    Show marketing remark (493 chars)

    Call Agent Jason for info 530-414-1600. Enjoy the luxuries of Fractional ownership at Old Greenwood and membership into the Tahoe Mountain Club. 4-bed Cabin, featuring week 22 (June) for your primary use period each year. Preferred Access to two Championship golf courses accompany the membership whenever you are in residence, including free shuttle service to Northstar resort, a private members lounge in the Village and private on-mountain restaurant making for a luxury skiing experience.

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $109,318
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$8,745
• − Management: −$8,745
• − HOA: −$10,428
• − Depreciation: −$727
• Taxable income: $78,772
• Est. tax owed @ 24.0%: −$18,905
• After-tax cash flow: $54,955/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-34.2% since first listed

9 events — show timeline

• 2026-05-16 Listed $25,000 TSMLS
• 2020-03-20 Sold (MLS) $5,250 TSMLS
• 2020-03-09 Contingent — TSMLS
• 2020-01-24 Listed $8,000 TSMLS
• 2016-03-09 Sold (MLS) $33,000 TSMLS
• 2016-03-05 Pending — TSMLS
• 2016-03-01 Contingent — TSMLS
• 2016-03-01 Pending — TSMLS
• 2015-11-05 Listed $38,000 TSMLS