12202 Lookout Loop Unit F20-30 · Truckee, CA 96161

$29,000

3 bd · 3.5 ba · 2,470 sqft · Timeshare · 158 Days on market

$12/sqft · 57% above area $823/mo HOA · 17% of rent ↓ 42% 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
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own a coveted midsummer week at Old Greenwood, perfectly timed for the heart of Tahoe’s summer season. Week 30 (July 24–July 31) delivers warm days, cool mountain evenings, and classic Truckee summer living in one of the area’s most prestigious golf communities. This beautifully appointed fractional residence is set along the Jack Nicklaus Signature Old Greenwood Golf Course and includes access to the highly desirable Tahoe Mountain Club amenities. Owners enjoy championship golf, private clubhouse dining, swimming pools, fitness facilities, kids’ programs, and year-round access to Northstar’s on-mountain amenities. Ownership includes a guaranteed primary week each year, plus the ability to reserve up to three additional weeks annually, based on availability—providing flexibility to enjoy Tahoe across multiple seasons. Late July is an ideal time to experience the region, with peak golf conditions, hiking and biking trails, lake days at Donner and Tahoe, outdoor concerts, and vibrant downtown Truckee events. Old Greenwood offers a true lock-and-leave lifestyle with professional management, allowing owners to arrive and immediately relax while every detail is handled. This is an exceptional opportunity to enjoy the Tahoe lifestyle, golf, and amenities of a private club without the responsibilities of full-time ownership. A rare chance to secure a premier summer week at Old Greenwood during one of Truckee’s most desirable times of year.

Key facts

• Championship golf
• Swimming pools
• Fitness facilities

Tags

• TAHOE MOUNTAIN CLUB AMENITIES
• CHAMPIONSHIP GOLF
• PRIVATE CLUBHOUSE DINING
• SWIMMING POOLS
• FITNESS FACILITIES
• YEAR-ROUND ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath timeshare listed at $29k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 120.2% 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; 2 comparable units currently listed for rent nearby; high-income renter base; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $200 of loan paydown is wiped out by about $870 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 16.48% ✓
• Cap rate: 120.20%
• Cash-on-cash: 406.79%
• DSCR: 19.10
• GRM: 0.5

CMA / ARV

• ARV (median comp): $18,445
• List price: $29,000
• Delta: 57.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 24.29×
• Total profit: $189,083
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 59.10×
• Total profit: $471,779
• Equity at exit: $2,507

Cash invested: $8,120 (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: 0.5×

Monthly cashflow live

• Estimated rent: $4,780 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$823
• Vacancy / Maint / Mgmt: −$1,004
• Net cashflow: $2,753

Break-even live

Break-even rent $1,295

Max offer price $29,000

Occupancy floor 37%

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: $7,250
• Closing costs: $870
• 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: $823 · $9,876/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $29,000 Active 158 DOM
2. 2026-06-17
   days on market $29,000 Active 157 DOM
3. 2026-06-16
   days on market $29,000 Active 156 DOM
4. 2026-06-15
   days on market $29,000 Active 155 DOM
5. 2026-06-14
   days on market $29,000 Active 153 DOM
6. 2026-06-10
   days on market $29,000 Active 150 DOM
7. 2026-06-09
   days on market $29,000 Active 149 DOM
8. 2026-06-08
   days on market $29,000 Active 148 DOM
9. 2026-06-07
   days on market $29,000 Active 147 DOM
10. 2026-06-05
    days on market $29,000 Active 144 DOM
11. 2026-06-03
    days on market $29,000 Active 143 DOM
12. 2026-06-02
    days on market $29,000 Active 142 DOM
13. 2026-06-01
    days on market $29,000 Active 141 DOM
14. 2026-05-31
    days on market $29,000 Active 140 DOM
15. 2026-05-30
    days on market $29,000 Active 139 DOM
16. 2026-01-11
    listed $29,000 Active 1498-char remark

    Show marketing remark (1498 chars)

    Own a coveted midsummer week at Old Greenwood, perfectly timed for the heart of Tahoe’s summer season. Week 30 (July 24–July 31) delivers warm days, cool mountain evenings, and classic Truckee summer living in one of the area’s most prestigious golf communities. This beautifully appointed fractional residence is set along the Jack Nicklaus Signature Old Greenwood Golf Course and includes access to the highly desirable Tahoe Mountain Club amenities. Owners enjoy championship golf, private clubhouse dining, swimming pools, fitness facilities, kids’ programs, and year-round access to Northstar’s on-mountain amenities. Ownership includes a guaranteed primary week each year, plus the ability to reserve up to three additional weeks annually, based on availability—providing flexibility to enjoy Tahoe across multiple seasons. Late July is an ideal time to experience the region, with peak golf conditions, hiking and biking trails, lake days at Donner and Tahoe, outdoor concerts, and vibrant downtown Truckee events. Old Greenwood offers a true lock-and-leave lifestyle with professional management, allowing owners to arrive and immediately relax while every detail is handled. This is an exceptional opportunity to enjoy the Tahoe lifestyle, golf, and amenities of a private club without the responsibilities of full-time ownership. A rare chance to secure a premier summer week at Old Greenwood during one of Truckee’s most desirable times of year.

17. 2024-02-05
    soldstatus $32,500 Sold 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

18. 2024-01-25
    status Pending 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

19. 2024-01-20
    price $35,000 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

20. 2023-09-10
    price $39,500 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

21. 2023-02-11
    status Active 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

22. 2023-02-08
    historical 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

23. 2022-12-16
    price $45,000 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

24. 2022-06-07
    listed $50,000 Active 653-char remark

    Show marketing remark (653 chars)

    Enjoy this newly renovated 3-bed Cabin at Old Greenwood, shared ownership, featuring the most popular summer week 30, (Always the last week in July) for your primary use period each year + floating time included. Preferred Access to two Championship golf courses accompany the Tahoe Mountain Club, including free shuttle service to Northstar resort and a private members lounge in the Village and private on-mountain restaurant creating a luxury 4-season club ownership experience. Owner holds a mid-week reservation that is attached to the primary week for 11 night July 2024. Owner also hold February 23-26. Primary week is July 26th - Aug 2nd, 2024.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $57,358
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$4,589
• − Management: −$4,589
• − HOA: −$9,876
• − Depreciation: −$844
• Taxable income: $35,256
• Est. tax owed @ 24.0%: −$8,462
• After-tax cash flow: $24,570/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

-42.0% since first listed

9 events — show timeline

• 2026-01-11 Listed $29,000 TSMLS
• 2024-02-05 Sold (MLS) $32,500 TSMLS
• 2024-01-25 Pending — TSMLS
• 2024-01-20 Price Changed $35,000 TSMLS
• 2023-09-10 Price Changed $39,500 TSMLS
• 2023-02-11 Relisted — TSMLS
• 2023-02-08 Delisted — TSMLS
• 2022-12-16 Price Changed $45,000 TSMLS
• 2022-06-07 Listed $50,000 TSMLS