1080 Julie Ln #152 · South Lake Tahoe, CA 96150

$195,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 180 Days on market

Built 2002 33 ac lot $156/sqft · at area comps Est $194k · at est. $850/mo HOA · 31% of rent

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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 +18.3/30.0
• 1% rule +9.1/10.0
• ARV discount +7.4/15.0
• DSCR +5.8/10.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable starter home or second home ownership opportunity. 3 bedroom 2 bath manufactured home with many updates already made. Centrally located in the City of South Lake Tahoe on a sunny corner lot. The open kitchen, dining room and living room is a great space for entertaining and family gatherings. Separate laundry room. Primary bedroom with a large primary bathroom. 2 other bedrooms are at the opposite end of the home for additional privacy. Filtered forest and mountain views. Plenty of room outside to add a shed for your seasonal items. 2 Car Tandem parking. Space rent is $850 a month plus utilities. A few of the parks amenities include, pool, sauna, park, clubhouse and additional guest parking. Close to all Tahoe has to offer!This unit features a virtual staging effect.

Key facts

• 2 car tandem parking
• Pool
• Open kitchen

Tags

• OPEN KITCHEN
• SEPARATE LAUNDRY ROOM
• FILTERED FOREST VIEWS
• MOUNTAIN VIEWS
• 2 CAR TANDEM PARKING
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.5% in South Lake Tahoe — 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 65/100 on livability (#371 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: schools D-, crime F, commute F.
• Lake Tahoe Unified (town): math 33% / reading 43% proficiency, ranked #786 of 1,400 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 307 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $45k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $195k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 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: 1.41% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 5.9

CMA / ARV

• ARV (median comp): $194,408
• List price: $195,000
• Delta: 0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1080 Julie Ln #79	0.04mi	3/2.0	1,344 (+8%)	6mo	$280,000	$208	80
1080 Julie Ln #193	0.05mi	2/2.0 (-1)	1,200 (-4%)	8mo	$229,000	$191	79
1080 Julie Ln #57	0.06mi	3/2.0	1,188 (-5%)	12mo	$150,000	$126	78
1080 Julie Ln #208	0.10mi	3/2.0	1,305 (+5%)	12mo	$162,000	$124	78
1080 Julie Ln #136	0.07mi	2/2.0 (-1)	1,120 (-10%)	3mo	$225,000	$201	72
1080 Julie Ln #58	0.07mi	3/2.0	1,152 (-8%)	17mo	$35,000	$30	69
1080 Julie Ln #144	0.10mi	2/2.0 (-1)	1,152 (-8%)	11mo	$255,000	$221	68
1080 Julie Ln #137	0.11mi	2/2.0 (-1)	1,120 (-10%)	7mo	$225,000	$201	66
1080 Julie Ln #106	0.07mi	2/2.0 (-1)	1,152 (-8%)	20mo	$245,000	$213	62
1080 Julie Ln #205	0.07mi	3/2.0	1,400 (+12%)	18mo	$189,000	$135	62
1314 Melba Dr #8	0.72mi	3/2.0	1,310 (+5%)	8mo	$150,000	$115	52

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-18,160
• Equity at exit: $29,075

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,170
• Equity at exit: $16,860

Cash invested: $54,600 (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 96150

• Rents YoY: 3.6%
• Active inventory: 307
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$81
• HOA: −$850
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $180

Break-even live

Break-even rent $2,524

Max offer price $195,000

Occupancy floor 88%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 Lake Tahoe Blvd South Lake Tahoe, CA	3.0	1.0–2.0	728	$1,826	$2.51	1d	1	0.14mi
1242 Dedi Ave South Lake Tahoe, CA	3.0	2.0	1480	$3,100	$2.09	43d	1	0.38mi
847 Clement St South Lake Tahoe, CA	2.0	2.0	1066	$2,100	$1.97	15d	1	0.51mi
2013 7th St South Lake Tahoe, CA	2.0	2.0	950	$3,700	$3.89	43d	1	0.66mi
917 Patricia Ln Unit B South Lake Tahoe, CA	2.0	1.0	750	$2,550	$3.40	43d	1	0.73mi
2139 Helen Ave South Lake Tahoe, CA	3.0	2.0	1391	$3,500	$2.52	43d	1	0.74mi
909 Secret Harbor Dr South Lake Tahoe, CA	3.0	2.0	1500	$2,950	$1.97	43d	1	0.82mi
886 Tahoe Island Dr South Lake Tahoe, CA	4.0	2.0	1440	$3,300	$2.29	43d	1	0.97mi
673 James Ave Unit 3 South Lake Tahoe, CA	2.0	2.0	1060	$2,200	$2.08	43d	1	0.99mi
516 Emerald Bay Rd #231 South Lake Tahoe, CA	2.0	1.0	912	$1,950	$2.14	1d	1	1.15mi
2309 Eloise Ave South Lake Tahoe, CA	2.0	2.0	1225	$3,000	$2.45	43d	1	1.16mi
2319 California Ave South Lake Tahoe, CA	3.0	2.0	1400	$4,500	$3.21	43d	1	1.22mi

HOA detail

• Monthly dues: $850 · $10,200/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-18
   days on market $195,000 Active 180 DOM
2. 2026-06-17
   days on market $195,000 Active 179 DOM
3. 2026-06-16
   days on market $195,000 Active 178 DOM
4. 2026-06-15
   days on market $195,000 Active 177 DOM
5. 2026-06-13
   days on market $195,000 Active 175 DOM
6. 2026-06-09
   days on market $195,000 Active 171 DOM
7. 2026-06-08
   days on market $195,000 Active 170 DOM
8. 2026-06-07
   days on market $195,000 Active 169 DOM
9. 2026-06-03
   days on market $195,000 Active 165 DOM
10. 2026-06-02
    days on market $195,000 Active 164 DOM
11. 2026-06-01
    days on market $195,000 Active 163 DOM
12. 2026-05-31
    days on market $195,000 Active 162 DOM
13. 2026-05-12
    price $195,000 788-char remark

    Show marketing remark (788 chars)

    Affordable starter home or second home ownership opportunity. 3 bedroom 2 bath manufactured home with many updates already made. Centrally located in the City of South Lake Tahoe on a sunny corner lot. The open kitchen, dining room and living room is a great space for entertaining and family gatherings. Separate laundry room. Primary bedroom with a large primary bathroom. 2 other bedrooms are at the opposite end of the home for additional privacy. Filtered forest and mountain views. Plenty of room outside to add a shed for your seasonal items. 2 Car Tandem parking. Space rent is $850 a month plus utilities. A few of the parks amenities include, pool, sauna, park, clubhouse and additional guest parking. Close to all Tahoe has to offer!This unit features a virtual staging effect.

14. 2026-03-27
    price $209,000 788-char remark

    Show marketing remark (788 chars)

    Affordable starter home or second home ownership opportunity. 3 bedroom 2 bath manufactured home with many updates already made. Centrally located in the City of South Lake Tahoe on a sunny corner lot. The open kitchen, dining room and living room is a great space for entertaining and family gatherings. Separate laundry room. Primary bedroom with a large primary bathroom. 2 other bedrooms are at the opposite end of the home for additional privacy. Filtered forest and mountain views. Plenty of room outside to add a shed for your seasonal items. 2 Car Tandem parking. Space rent is $850 a month plus utilities. A few of the parks amenities include, pool, sauna, park, clubhouse and additional guest parking. Close to all Tahoe has to offer!This unit features a virtual staging effect.

15. 2026-03-02
    price $225,000 788-char remark

    Show marketing remark (788 chars)

    Affordable starter home or second home ownership opportunity. 3 bedroom 2 bath manufactured home with many updates already made. Centrally located in the City of South Lake Tahoe on a sunny corner lot. The open kitchen, dining room and living room is a great space for entertaining and family gatherings. Separate laundry room. Primary bedroom with a large primary bathroom. 2 other bedrooms are at the opposite end of the home for additional privacy. Filtered forest and mountain views. Plenty of room outside to add a shed for your seasonal items. 2 Car Tandem parking. Space rent is $850 a month plus utilities. A few of the parks amenities include, pool, sauna, park, clubhouse and additional guest parking. Close to all Tahoe has to offer!This unit features a virtual staging effect.

16. 2025-12-18
    listed $240,000 Active 788-char remark

    Show marketing remark (788 chars)

    Affordable starter home or second home ownership opportunity. 3 bedroom 2 bath manufactured home with many updates already made. Centrally located in the City of South Lake Tahoe on a sunny corner lot. The open kitchen, dining room and living room is a great space for entertaining and family gatherings. Separate laundry room. Primary bedroom with a large primary bathroom. 2 other bedrooms are at the opposite end of the home for additional privacy. Filtered forest and mountain views. Plenty of room outside to add a shed for your seasonal items. 2 Car Tandem parking. Space rent is $850 a month plus utilities. A few of the parks amenities include, pool, sauna, park, clubhouse and additional guest parking. Close to all Tahoe has to offer!This unit features a virtual staging effect.

17. 2021-04-30
    soldstatus $78,000 Sold 418-char remark

    Show marketing remark (418 chars)

    check out this unbranded live video i took, https://youtu. be/MOUUKgu7Qec space fees are $715mo plus utilities. this home was built in 2002 and has all the possibilities of a wonderful 3 bed and 2 bath home. priced to sell quickly, As-Is great clubhouse with outdoor pool, 2 indoor sauna's. free kitchen and dining facilities for your parties, two pool tables, ping pong, and small library makes everything worthwhile!

18. 2021-04-14
    status Active Pending 418-char remark

    Show marketing remark (418 chars)

    check out this unbranded live video i took, https://youtu. be/MOUUKgu7Qec space fees are $715mo plus utilities. this home was built in 2002 and has all the possibilities of a wonderful 3 bed and 2 bath home. priced to sell quickly, As-Is great clubhouse with outdoor pool, 2 indoor sauna's. free kitchen and dining facilities for your parties, two pool tables, ping pong, and small library makes everything worthwhile!

19. 2021-01-22
    status Active 418-char remark

    Show marketing remark (418 chars)

    check out this unbranded live video i took, https://youtu. be/MOUUKgu7Qec space fees are $715mo plus utilities. this home was built in 2002 and has all the possibilities of a wonderful 3 bed and 2 bath home. priced to sell quickly, As-Is great clubhouse with outdoor pool, 2 indoor sauna's. free kitchen and dining facilities for your parties, two pool tables, ping pong, and small library makes everything worthwhile!

20. 2020-10-30
    listed $78,000 Active 418-char remark

    Show marketing remark (418 chars)

    check out this unbranded live video i took, https://youtu. be/MOUUKgu7Qec space fees are $715mo plus utilities. this home was built in 2002 and has all the possibilities of a wonderful 3 bed and 2 bath home. priced to sell quickly, As-Is great clubhouse with outdoor pool, 2 indoor sauna's. free kitchen and dining facilities for your parties, two pool tables, ping pong, and small library makes everything worthwhile!

21. 2016-05-03
    soldstatus $33,000 Sold
22. 2016-04-26
    status Active Pending
23. 2016-03-11
    price $33,000
24. 2016-02-20
    listed $40,000 Active
25. 2014-08-01
    soldstatus $18,000 Sold
26. 2014-07-11
    status Active Pending
27. 2014-07-11
    price $19,500
28. 2014-07-01
    price $29,500
29. 2014-01-02
    listed $49,950 Active
30. 2010-02-05
    soldstatus $46,000
31. 2009-12-01
    historical
32. 2009-08-03
    listed $49,000
33. 2009-02-27
    historical
34. 2008-08-06
    listed $65,000
35. 2005-07-13
    historical
36. 2005-07-01
    soldstatus $92,000
37. 2005-04-26
    listed $92,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,005/yr (+$84/mo · 210.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,011
• − Mortgage interest: −$10,923
• − Property taxes: −$477
• − Insurance: −$975
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$10,200
• − Depreciation: −$5,673
• Taxable loss: −$518
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,280/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: Lake Tahoe Unified
• NCES district ID: 0620640
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,114
• Composite: 35.24/100
• National rank: #9844
• State rank: #786 of 1400 in CA

Livability — South Lake Tahoe

• Score: 65/100
• State rank: #371
• US rank: #12667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lake Tahoe, CA
• County: El Dorado County · 144,198 people
• City population: 29,646
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 29,646
• Household income: $92,517
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1109.0

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 17% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -571.55%
• Current HPI: 316.6411
• Rent YoY: ▲ 3.56%
• Metro: Sacramento-Roseville-Folsom, 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

+112.0% since first listed

25 events — show timeline

• 2026-05-12 Price Changed $195,000 STARMLS
• 2026-03-27 Price Changed $209,000 STARMLS
• 2026-03-02 Price Changed $225,000 STARMLS
• 2025-12-18 Listed $240,000 STARMLS
• 2021-04-30 Sold (MLS) $78,000 STARMLS
• 2021-04-14 Pending — STARMLS
• 2021-01-22 Relisted — STARMLS
• 2020-10-30 Listed $78,000 STARMLS
• 2016-05-03 Sold (MLS) $33,000 STARMLS
• 2016-04-26 Pending — STARMLS
• 2016-03-11 Price Changed $33,000 STARMLS
• 2016-02-20 Listed $40,000 STARMLS
• 2014-08-01 Sold (MLS) $18,000 STARMLS
• 2014-07-11 Price Changed $19,500 STARMLS
• 2014-07-11 Pending — STARMLS
• 2014-07-01 Price Changed $29,500 STARMLS
• 2014-01-02 Listed $49,950 STARMLS
• 2010-02-05 Sold (MLS) $46,000 STARMLS
• 2009-12-01 Delisted — STARMLS
• 2009-08-03 Listed $49,000 STARMLS
• 2009-02-27 Delisted — STARMLS
• 2008-08-06 Listed $65,000 STARMLS
• 2005-07-13 Delisted — STARMLS
• 2005-07-01 Sold (MLS) $92,000 STARMLS
• 2005-04-26 Listed $92,000 STARMLS

Property tax history

-0.4%/yr

Latest (2023): $477 · -1.0% YoY. Source: county tax records.