12837 Northwoods Blvd · Truckee, CA 96161

$560,000

3 bd · 2.0 ba · 1,296 sqft · Condo public records · 10 Days on market

Built 1979 $302/mo HOA · 7% of rent ↓ 38% 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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

Key facts

• Private deck
• Updated kitchen
• Open-concept living

Tags

• UPDATED KITCHEN
• OPEN-CONCEPT LIVING
• PRIVATE DECK
• CLOSE PROXIMITY TO GOLF COURSE
• PRIVATE BEACH AT DONNER LAKE

Property features AI

Finance

• HOA & community: Annual HOA with amenities including beach access, pool, tennis courts, golf course, equestrian center, cross-country skiing, downhill skiing, exercise equipment, and a boat ramp; HOA fee $3,621 annually

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Water provided by utility district; Sewer provided by utility district
• Home design: Mountain-style condo/townhome/PUD; Two levels; Minor remodel
• Construction: Metal roof; Concrete perimeter foundation
• Exterior features: Two decks; Street access

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Baseboard heating
• Interior features: Great Room; Woodstove in the living room
• Laundry & utility: Washer; Dryer; Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $560k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $489k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $456k (18.6% below list).
• Recommended offer: $456k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Rents rising fast (+6.6%/yr); 375 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($132k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $396k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $455,910 (18.6% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.37×
• Total profit: $-99,253
• Equity at exit: $83,498

10-year hold

• IRR: -3.6%
• Equity multiple: 0.72×
• Total profit: $-43,548
• Equity at exit: $48,419

Cash invested: $156,800 (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

• Rents YoY: 6.6%
• Active inventory: 375
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,559 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$534 /mo · $6,402/yr
• Insurance: −$233
• HOA: −$302
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $-404

Break-even live

Break-even rent $5,070

Max offer price $488,657

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12803 Northwoods Blvd Truckee, CA	3.0	2.0	1649	$4,100	$2.49	14d	1	0.06mi
11641 Zermatt Dr Truckee, CA	3.0	2.0	1865	$3,999	$2.14	21d	1	0.66mi
11608 Chamonix Rd Truckee, CA	3.0	2.0	1321	$3,300	$2.50	21d	1	0.82mi
14474 Northwoods Blvd Unit 1546202P Truckee, CA	3.0	2.0	1646	$6,451	$3.92	14d	1	1.01mi
12640 Zurich Pl Truckee, CA	2.0	2.0	1060	$2,995	$2.83	43d	1	1.20mi

HOA detail condo

• Monthly dues: $302 · $3,624/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-07
   statusdays on market $560,000 Pending 10 DOM
2. 2026-06-05
   days on market $560,000 Active 9 DOM
3. 2026-06-03
   days on market $560,000 Active 8 DOM
4. 2026-06-02
   days on market $560,000 Active 7 DOM
5. 2026-06-01
   days on market $560,000 Active 6 DOM
6. 2026-05-31
   days on market $560,000 Active 5 DOM
7. 2026-05-30
   days on market $560,000 Active 4 DOM
8. 2026-05-26
   listed $560,000 Active
9. 2025-11-25
   price $560,000
10. 2019-01-16
    soldstatus $396,000 Sold 494-char remark

    Show marketing remark (494 chars)

    Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

11. 2019-01-11
    soldstatus $396,100
12. 2018-12-07
    historical Contingent - Release Clause 494-char remark

    Show marketing remark (494 chars)

    Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

13. 2018-11-27
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

14. 2018-10-17
    price $396,000 494-char remark

    Show marketing remark (494 chars)

    Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

15. 2018-09-24
    listed $408,000 Active 494-char remark

    Show marketing remark (494 chars)

    Beautiful 4 bedroom Tahoe Donner Condo. Great location across the street from golf course and steps away from the Trout Creek Rec. Center. Updates include: all new appliances, travertine tile, new carpet, dual pane vinyl clad windows, 2 panel shaker doors, 6in baseboard. Extra deep one car garage. Tahoe Donner Association amenities are amazing: Beach Club Marina, Alder Creek Adventure Center, Downhill Ski Resort, Equestrian Center, Golf Course, Tennis Center, Cross Country Skiing and more!

16. 2017-11-07
    soldstatus $900,000

ⓘ 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: $6,402 · $534/mo
• Projected year-2 tax: $6,402 · $534/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 1/10 Low 9 d/yr ≥85°F today · 23 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: $54,709
• − Mortgage interest: −$31,369
• − Property taxes: −$6,402
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,377
• − Management: −$4,377
• − HOA: −$3,624
• − Depreciation: −$16,291
• Taxable loss: −$14,530
• Est. tax savings @ 24.0%: +$3,487
• After-tax cash flow: $-1,359/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
• County: Nevada County · 85,339 people
• City population: 19,634
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 19,634
• Household income: $131,702
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 559.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -307.87%
• Current HPI: 336.9632
• Rent YoY: ▲ 6.59%
• Metro: Truckee-Grass Valley, CA
• 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

-37.8% since first listed

9 events — show timeline

• 2026-05-26 Listed $560,000 TSMLS
• 2025-11-25 Price Changed $560,000 TSMLS
• 2019-01-16 Sold (MLS) $396,000 TSMLS
• 2019-01-11 Sold (Public Records) $396,100 Public Records
• 2018-12-07 Contingent — TSMLS
• 2018-11-27 Pending — TSMLS
• 2018-10-17 Price Changed $396,000 TSMLS
• 2018-09-24 Listed $408,000 TSMLS
• 2017-11-07 Sold (Public Records) $900,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,402 · +2.9% YoY. Source: county tax records.