2000 Squaw Vly · Sunnyside-Tahoe City, CA 96146

$6,000

1 bd · 1.0 ba · 600 sqft · Condo · 358 Days on market

Built 1970

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a beautiful time share condo in Olympic Valley near Lake Tahoe. Sellers' children are grown and they do not need the use of the place anymore. This is a great for family have children enjoy snow and nature. Please contact sellers for further information if you are interested and serious about having this 1 week time share for the odd year.

Key facts

• 5,000 sq ft lot
• 50 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $6k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $6k).
• Recommended offer: $5k (12.0% below list) — sets the bar for market timing.
• Cap rate -50.8% vs local median 0.1% in Sunnyside-Tahoe City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 50 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

• In year one you build about $234 of equity ($41 loan paydown + $193 appreciation (3.2% local appreciation)).
• 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 358 days — a 12% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: HOA is 95% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,280 (12.0% 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. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 25.00% ✓
• Cap rate: -50.80%
• Cash-on-cash: -203.90%
• DSCR: -8.07
• GRM: 0.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -8.81×
• Total profit: $-16,488
• Equity at exit: $2,772

10-year hold

• IRR: -88.4%
• Equity multiple: -18.09×
• Total profit: $-32,064
• Equity at exit: $4,330

Cash invested: $1,680 (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 96146

• Home prices YoY: 1.5%
• Active inventory: 50
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA est. from 8 same-building comps: −$1,429
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-285

Break-even live

Break-even rent $1,861

Max offer price —

Occupancy floor —

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Squaw Creek Rd Unit 23 Olympic Valley, CA	1.0	1.0	621	$1,500	$2.42	43d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $6,000 Active 358 DOM
2. 2026-06-17
   days on market $6,000 Active 357 DOM
3. 2026-06-16
   days on market $6,000 Active 356 DOM
4. 2026-06-15
   days on market $6,000 Active 355 DOM
5. 2026-06-14
   days on market $6,000 Active 353 DOM
6. 2026-06-10
   days on market $6,000 Active 350 DOM
7. 2026-06-09
   days on market $6,000 Active 349 DOM
8. 2026-06-08
   days on market $6,000 Active 348 DOM
9. 2026-06-07
   days on market $6,000 Active 347 DOM
10. 2026-06-05
    days on market $6,000 Active 344 DOM
11. 2026-06-03
    days on market $6,000 Active 343 DOM
12. 2026-06-02
    days on market $6,000 Active 342 DOM
13. 2026-06-01
    days on market $6,000 Active 341 DOM
14. 2026-05-31
    days on market $6,000 Active 340 DOM
15. 2026-05-30
    days on market $6,000 Active 339 DOM
16. 2025-06-25
    listed $6,000 Active 349-char remark

    Show marketing remark (349 chars)

    This is a beautiful time share condo in Olympic Valley near Lake Tahoe. Sellers' children are grown and they do not need the use of the place anymore. This is a great for family have children enjoy snow and nature. Please contact sellers for further information if you are interested and serious about having this 1 week time share for the odd year.

17. 2020-02-04
    listed $3,595,000
18. 2011-11-17
    soldstatus $8,020,000
19. 2010-02-03
    soldstatus $1,963,500
20. 2003-06-26
    soldstatus $770,000

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 14 d/yr ≥83°F today · 35 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$17,148
• − Depreciation: −$175
• Taxable loss: −$2,659
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $-2,788/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 — Sunnyside-Tahoe City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,120

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Italian 5% Scandinavian 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · French/Haitian/Cajun 4% Spanish 3% German/W. Germanic 2%

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: ▲ 3.22%
• Current HPI: 224.1632
• 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

-99.2% since first listed

5 events — show timeline

• 2025-06-25 Listed $6,000 MLSListings
• 2020-02-04 Listed $3,595,000 IVRMLS
• 2011-11-17 Sold (Public Records) $8,020,000 Public Records
• 2010-02-03 Sold (Public Records) $1,963,500 Public Records
• 2003-06-26 Sold (Public Records) $770,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $15,498 · +3.0% YoY. Source: county tax records.