10880 Laurelwood Dr · Truckee, CA 96161-0000

$765,000

3 bd · 3.0 ba · 2,027 sqft · SingleFamily public records · 79 Days on market

Built 1997 0.37 ac lot $377/sqft · 20% below area Est $961k · 20% under

---

Why this score? — see what drove the C- 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 +13.9/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this home in Prosser Lakeview Estates! Priced to sell!! Tucked at the end of the road, offering rare privacy and serene mountain views. Inside, there are four bedrooms and 2.5 baths with a spacious kitchen and large recreation room downstairs. The layout flows seamlessly to a spacious deck ideal for summer BBQs, leading to a private gazebo and spa area surrounded by the pines. Multiple decks on both levels provide peaceful spaces for morning coffee or evening stargazing. A flat driveway, two-car garage, and oversized storage area ensure easy year-round living. The flexible floor plan includes a main-level bedroom, and two additional guest rooms downstairs. A large bonus space offers endless possibilities for guests, remote work, or recreation. Seller prefers to sell both the home and lot together. Lot is listed at $175,000 and is located at 10902 Laurelwood Drive. With abundant storage and a dedicated workshop, this property combines comfort, functionality, and opportunity—an ideal full-time residence or mountain getaway.

Key facts

• Multiple decks
• Flat driveway
• Spacious deck

Tags

• SERENE MOUNTAIN VIEWS
• SPACIOUS DECK
• PRIVATE GAZEBO
• MULTIPLE DECKS
• FLAT DRIVEWAY
• OVERSIZED STORAGE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $765k.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $631k (17.5% below list).
• Recommended offer: $631k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 55 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 $28k of equity ($5k loan paydown + $23k 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 $214k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($719k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $765k implies a 4400% 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 $630,905 (17.5% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 18% 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. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $961,202
• List price: $765,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10265 Blue Jay Ln	0.35mi	4/2.5 (+1)	1,951 (-4%)	1mo	$1,251,000	$641	70
12474 Lakeview Ct	0.26mi	3/3.0	2,221 (+10%)	4mo	$1,185,000	$534	69
12465 Pine Forest Rd	0.48mi	3/2.5	2,150 (+6%)	0mo	$1,225,000	$570	65
12354 Rainbow Dr	0.24mi	3/2.0	1,844 (-9%)	13mo	$775,000	$420	59
12655 Madrone Ln	0.54mi	3/3.0	2,004 (-1%)	18mo	$1,115,000	$556	58
10480 Iris Rd	0.51mi	4/3.0 (+1)	1,843 (-9%)	6mo	$1,179,000	$640	51
12068 Pine Forest Rd	0.49mi	3/3.0	1,788 (-12%)	10mo	$770,000	$431	49
12230 Pine Forest Rd	0.49mi	3/2.0	1,896 (-6%)	17mo	$937,500	$494	49
10278 Blue Jay Ln	0.33mi	3/2.5	1,756 (-13%)	15mo	$955,000	$544	48
10691 Jeffrey Way	0.35mi	4/2.0 (+1)	1,816 (-10%)	14mo	$894,000	$492	46
12427 Poppy Ln	0.32mi	2/2.0 (-1)	1,755 (-13%)	23mo	$1,252,000	$713	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.45×
• Total profit: $97,075
• Equity at exit: $343,977

10-year hold

• IRR: 10.5%
• Equity multiple: 2.58×
• Total profit: $338,415
• Equity at exit: $530,110

Cash invested: $214,200 (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: 55
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $6,309 medium
• Mortgage (P&I): −$4,012
• Tax from tax record: −$574 /mo · $6,891/yr
• Insurance: −$319
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,325
• Net cashflow: $79

Break-even live

Break-even rent $6,208

Max offer price $765,000

Occupancy floor 94%

Sensitivity live

Price	-10% $512	-5% $296	+0% $79	+5% $-137	+10% $-354
Rent	-10% $-419	-5% $-170	+0% $79	+5% $329	+10% $578
Rate	-1.0pp $465	-0.5pp $274	base $79	+0.5pp $-119	+1.0pp $-320

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: $191,250
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12139 Pine Forest Rd Truckee, CA	3.0	4.0	2204	$5,950	$2.70	45d	1	0.43mi
10175 Annies Loop Truckee, CA	3.0	3.5	2194	$7,500	$3.42	45d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $765,000 Active 79 DOM
2. 2026-06-18
   days on market $765,000 Active 76 DOM
3. 2026-06-17
   days on market $765,000 Active 75 DOM
4. 2026-06-16
   pricedays on market $765,000 Active 74 DOM
5. 2026-06-15
   days on market $799,000 Active 73 DOM
6. 2026-06-14
   days on market $799,000 Active 71 DOM
7. 2026-06-10
   days on market $799,000 Active 68 DOM
8. 2026-06-09
   days on market $799,000 Active 67 DOM
9. 2026-06-08
   days on market $799,000 Active 66 DOM
10. 2026-06-07
    days on market $799,000 Active 65 DOM
11. 2026-06-05
    days on market $799,000 Active 62 DOM
12. 2026-06-03
    days on market $799,000 Active 61 DOM
13. 2026-06-02
    days on market $799,000 Active 60 DOM
14. 2026-06-01
    days on market $799,000 Active 59 DOM
15. 2026-05-31
    days on market $799,000 Active 58 DOM
16. 2026-05-30
    days on market $799,000 Active 57 DOM
17. 2026-04-03
    listed $799,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Don't miss this home in Prosser Lakeview Estates! Priced to sell!! Tucked at the end of the road, offering rare privacy and serene mountain views. Inside, there are four bedrooms and 2.5 baths with a spacious kitchen and large recreation room downstairs. The layout flows seamlessly to a spacious deck ideal for summer BBQs, leading to a private gazebo and spa area surrounded by the pines. Multiple decks on both levels provide peaceful spaces for morning coffee or evening stargazing. A flat driveway, two-car garage, and oversized storage area ensure easy year-round living. The flexible floor plan includes a main-level bedroom, and two additional guest rooms downstairs. A large bonus space offers endless possibilities for guests, remote work, or recreation. Seller prefers to sell both the home and lot together. Lot is listed at $175,000 and is located at 10902 Laurelwood Drive. With abundant storage and a dedicated workshop, this property combines comfort, functionality, and opportunity—an ideal full-time residence or mountain getaway.

18. 2025-08-24
    price $899,000
19. 2025-07-10
    price $945,000
20. 1994-07-05
    soldstatus $17,000

ⓘ 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: $6,891 · $574/mo
• Projected year-2 tax: $6,891 · $574/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 2/10 Low 8 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,709
• − Mortgage interest: −$42,852
• − Property taxes: −$6,891
• − Insurance: −$3,825
• − Repairs & maintenance: −$6,057
• − Management: −$6,057
• − Depreciation: −$22,255
• Taxable loss: −$12,227
• Est. tax savings @ 24.0%: +$2,934
• After-tax cash flow: $3,888/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

+4600.0% since first listed

4 events — show timeline

• 2026-04-03 Listed $799,000 TSMLS
• 2025-08-24 Price Changed $899,000 TSMLS
• 2025-07-10 Price Changed $945,000 TSMLS
• 1994-07-05 Sold (Public Records) $17,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $6,891 · +63.0% YoY. Source: county tax records.