1399 Kirkwood Mdws Dr Unit 213-215 · Kirkwood, CA 96120

$12,999

1 bd · 2.0 ba · 776 sqft · Condo · 258 Days on market

Built 1999 $17/sqft · 50% below area $450/mo HOA · 46% of rent ↓ 20% since listing

---

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 +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ski in Ski out! Look out at the stunning mountain views a ski Lifts 10 & 11 from your private deck at Kirkwood Ski Resort. A unique set up as two-connected units that sleep up to eight, this ski-in/ski-out condo has two sides connected by an interior door and is a 1/8 fractional ownership. You own part of the deed. One side includes 2 queen beds, a cupboard kitchenette, full bath with tub/shower, closet, and deck. The adjoining unit offers a Murphy bed, sofa bed, full kitchen with dishwasher, full refrigerator, microwave and stove, fireplace, full shower/bath, and closet. Two entry doors and an interior connection, you can use one side and rent the other or close the door for privacy. Modern perks include streaming TV, high-speed internet, and digital entry. Ownership provides one week every other month, plus the option to rent other units for just a cleaning fee. Amenities feature a fitness center with dry/steam saunas, outdoor hot tub, & storage. You will also have private membership to the KCA recreation center with a new pool, hot tubs, fitness center, and restaurant/bar across the street. Reserved covered parking - a private owners storage cabinet are included. Additional benefits include global exchange through Interval International w: access to 2,000+ resorts worldwide.

Key facts

• Private deck
• Full kitchen
• Fitness center

Tags

• MOUNTAIN VIEWS
• PRIVATE DECK
• SKI-IN SKI-OUT
• FULL KITCHEN
• FIREPLACE
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $13k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#575 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Alpine County Unified (rural): math 40% / reading 50% proficiency, ranked #546 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Diamond Valley Elementary (math 34% / reading 54%, grade F, #496 of 1,571 statewide, top 34%, 61 students, 69% FRL) — zoned schools average 69% FRL vs 50% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 3 units permitted in Alpine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $102 of equity ($90 loan paydown + $12 appreciation (0.1% local appreciation)).
• Alpine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,439 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 7.49% ✓
• Cap rate: 27.46%
• Cash-on-cash: 75.60%
• DSCR: 4.36
• GRM: 1.1

CMA / ARV

• ARV (median comp): $26,185
• List price: $12,999
• Delta: -50.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.6%
• Equity multiple: 5.00×
• Total profit: $14,574
• Equity at exit: $3,836

10-year hold

• IRR: 80.3%
• Equity multiple: 10.47×
• Total profit: $34,450
• Equity at exit: $4,661

Cash invested: $3,640 (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 96120

• Home prices YoY: 0.1%
• Active inventory: 29
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$450
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $229

Break-even live

Break-even rent $683

Max offer price $12,999

Occupancy floor 71%

Sensitivity live

Price	-10% $238	-5% $234	+0% $229	+5% $225	+10% $220
Rent	-10% $152	-5% $191	+0% $229	+5% $268	+10% $306
Rate	-1.0pp $236	-0.5pp $233	base $229	+0.5pp $226	+1.0pp $223

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $12,999 Active 258 DOM
2. 2026-06-18
   days on market $12,999 Active 255 DOM
3. 2026-06-17
   days on market $12,999 Active 254 DOM
4. 2026-06-16
   days on market $12,999 Active 253 DOM
5. 2026-06-15
   days on market $12,999 Active 252 DOM
6. 2026-06-13
   days on market $12,999 Active 250 DOM
7. 2026-06-13
   days on market $12,999 Active 249 DOM
8. 2026-06-09
   days on market $12,999 Active 246 DOM
9. 2026-06-08
   days on market $12,999 Active 245 DOM
10. 2026-06-07
    days on market $12,999 Active 244 DOM
11. 2026-06-05
    days on market $12,999 Active 241 DOM
12. 2026-06-03
    days on market $12,999 Active 240 DOM
13. 2026-06-02
    days on market $12,999 Active 239 DOM
14. 2026-06-01
    days on market $12,999 Active 238 DOM
15. 2026-05-31
    days on market $12,999 Active 237 DOM
16. 2026-04-10
    price $12,999 1309-char remark

    Show marketing remark (1309 chars)

    Ski in Ski out! Look out at the stunning mountain views a ski Lifts 10 & 11 from your private deck at Kirkwood Ski Resort. A unique set up as two-connected units that sleep up to eight, this ski-in/ski-out condo has two sides connected by an interior door and is a 1/8 fractional ownership. You own part of the deed. One side includes 2 queen beds, a cupboard kitchenette, full bath with tub/shower, closet, and deck. The adjoining unit offers a Murphy bed, sofa bed, full kitchen with dishwasher, full refrigerator, microwave and stove, fireplace, full shower/bath, and closet. Two entry doors and an interior connection, you can use one side and rent the other or close the door for privacy. Modern perks include streaming TV, high-speed internet, and digital entry. Ownership provides one week every other month, plus the option to rent other units for just a cleaning fee. Amenities feature a fitness center with dry/steam saunas, outdoor hot tub, & storage. You will also have private membership to the KCA recreation center with a new pool, hot tubs, fitness center, and restaurant/bar across the street. Reserved covered parking - a private owners storage cabinet are included. Additional benefits include global exchange through Interval International w: access to 2,000+ resorts worldwide.

17. 2025-10-06
    listed $16,250 Active 1309-char remark

    Show marketing remark (1309 chars)

    Ski in Ski out! Look out at the stunning mountain views a ski Lifts 10 & 11 from your private deck at Kirkwood Ski Resort. A unique set up as two-connected units that sleep up to eight, this ski-in/ski-out condo has two sides connected by an interior door and is a 1/8 fractional ownership. You own part of the deed. One side includes 2 queen beds, a cupboard kitchenette, full bath with tub/shower, closet, and deck. The adjoining unit offers a Murphy bed, sofa bed, full kitchen with dishwasher, full refrigerator, microwave and stove, fireplace, full shower/bath, and closet. Two entry doors and an interior connection, you can use one side and rent the other or close the door for privacy. Modern perks include streaming TV, high-speed internet, and digital entry. Ownership provides one week every other month, plus the option to rent other units for just a cleaning fee. Amenities feature a fitness center with dry/steam saunas, outdoor hot tub, & storage. You will also have private membership to the KCA recreation center with a new pool, hot tubs, fitness center, and restaurant/bar across the street. Reserved covered parking - a private owners storage cabinet are included. Additional benefits include global exchange through Interval International w: access to 2,000+ resorts worldwide.

ⓘ 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 6/10 Major FEMA zone D · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥76°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,683
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$935
• − Management: −$935
• − HOA: −$5,400
• − Depreciation: −$378
• Taxable income: $3,048
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $2,020/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: Alpine County Unified
• NCES district ID: 0602070
• Math proficiency: 40% ▼ -20.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $58,116
• Composite: 41.62/100
• National rank: #7228
• State rank: #546 of 1400 in CA

Livability — Kirkwood

• Score: 60/100
• State rank: #575
• US rank: #18791

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, CA
• Population (ZIP): 1,273

Population outlook (Alpine County) Hauer SSP2

• Today (2025): 1,025 people
• By 2030: 995 · -2.9%
• By 2040: 954 · -6.9%
• By 2050: 952 · -7.1%
• By 2075: 1,169 · +14.0%
• By 2100: 1,675 · +63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 53% Native American 36% Hispanic / Latino 11% Two or more races 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Iranian 3% Scandinavian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Alpine

• 2024 margin: Solid D (+32.0) · D 64.9% · R 32.9% · Other 2.2%
• 2008→2024 swing: +7.4pp toward D · 2008: 24.6pp · 2024: 32.0pp
• All cycles: 2024: D+32.0 2020: D+31.3 2016: D+18.6 2012: D+23.6 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.09%
• Current HPI: 117.3099
• 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

-20.0% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $12,999 MLSListings
• 2025-10-06 Listed $16,250 MLSListings