342 Palisades Cir · Sunnyside-Tahoe City, CA 96146

$359,000

4 bd · 3.5 ba · 2,630 sqft · SingleFamily public records · 15 Days on market

Built 2022

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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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Modern meets mountains in Jasper, conveniently located near the base of Palisades Tahoe Resort and just a short drive to Lake Tahoe. This home combines contemporary design with comfortable indoor and outdoor spaces. The great room features a gas fireplace and access to a covered wood deck with modern metal railings. The gourmet kitchen is equipped with custom wood cabinets, an island with waterfall edges, ample counter space, generous storage, a stainless steel gas range, and a wine fridge. The main floor includes laundry and powder rooms for convenience. Floating wood and metal stairs lead to a versatile sitting area and four bedrooms. The primary suite has access to a second covered deck and includes an en suite bathroom with a double-sink vanity, a soaking tub, and a tiled shower. The home comes fully furnished and thoughtfully designed.

Key facts

• Turnkey home
• Covered wood deck
• Gas fireplace

Tags

• TURNKEY HOME
• MODERN MOUNTAIN LIVING
• GREAT ROOM
• GAS FIREPLACE
• COVERED WOOD DECK
• CUSTOM WOOD CABINETRY

Property features AI

Finance

• HOA & community: Association amenities (see remarks); Community association present

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Water from utility district; Sewer to utility district; Natural gas available
• Home design: Contemporary style; Two levels; Timeshare property; Like-new condition
• Construction: Frame construction
• Exterior features: Deck; Greenbelt lot setting; Hot tub

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating available; Electric heating
• Interior features: Loft; Living room fireplace
• Laundry & utility: In-unit laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (3.6% below list).
• Recommended offer: $346k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 0.1% in Sunnyside-Tahoe City — 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: 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; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.2% local appreciation)).
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

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

Recommended offer $345,905 (3.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $2,246,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Palisades Cir Unit Share 2	0.00mi	4/3.5	2,630 (0%)	5mo	$320,000	$122	96
211 Palisades Cir #2	0.15mi	4/3.5	2,630 (0%)	1mo	$265,000	$101	92
342 Palisades Cir	0.00mi	4/3.5	2,630 (0%)	12mo	$339,000	$129	90
342 Palisades Cir #5	0.16mi	4/3.5	2,630 (0%)	8mo	$350,000	$133	86
206 Shoshone Way	0.22mi	4/3.5	2,567 (-2%)	7mo	$2,300,000	$896	80
211 Palisades Cir	0.15mi	4/3.5	2,630 (0%)	17mo	$269,000	$102	79
389 Palisades Cir #43	0.09mi	4/4.5	2,810 (+7%)	10mo	$2,550,000	$907	72
120 Smiley Cir	0.13mi	4/3.5	2,444 (-7%)	14mo	$2,395,000	$980	70
377 Palisades Cir	0.07mi	4/4.5	2,800 (+6%)	20mo	$2,400,000	$857	65
401 Palisades Cir	0.13mi	4/4.5	2,810 (+7%)	19mo	$2,400,000	$854	62
215 Smiley Ct	0.16mi	4/3.0	2,381 (-10%)	19mo	$2,050,000	$861	59
509 Forest Glen Rd	0.57mi	3/2.5 (-1)	2,913 (+11%)	17mo	$1,820,000	$625	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.63×
• Total profit: $63,486
• Equity at exit: $165,845

10-year hold

• IRR: 13.0%
• Equity multiple: 2.98×
• Total profit: $198,558
• Equity at exit: $259,080

Cash invested: $100,520 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,459 medium
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $252

Break-even live

Break-even rent $3,140

Max offer price $359,000

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $359,000 Active 15 DOM
2. 2026-06-17
   days on market $359,000 Active 14 DOM
3. 2026-06-16
   days on market $359,000 Active 13 DOM
4. 2026-06-15
   days on market $359,000 Active 12 DOM
5. 2026-06-14
   days on market $359,000 Active 10 DOM
6. 2026-06-10
   days on market $359,000 Active 7 DOM
7. 2026-06-09
   days on market $359,000 Active 6 DOM
8. 2026-06-08
   days on market $359,000 Active 5 DOM
9. 2026-06-07
   days on market $359,000 Active 4 DOM
10. 2026-06-05
    remarks 681-char remark
11. 2026-06-05
    listed $359,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 11 d/yr ≥82°F today · 29 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: $41,509
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,321
• − Management: −$3,321
• − Depreciation: −$10,444
• Taxable loss: −$2,866
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $3,708/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

-85.3% since first listed

10 events — show timeline

• 2026-06-03 Listed $359,000 TSMLS
• 2025-06-27 Sold (MLS) $339,000 TSMLS
• 2025-06-23 Pending — TSMLS
• 2025-06-05 Listed $349,000 TSMLS
• 2025-03-21 Price Changed $349,000 TSMLS
• 2024-09-30 Pending — TSMLS
• 2024-09-30 Sold (MLS) $379,000 TSMLS
• 2024-06-14 Price Changed $379,000 TSMLS
• 2024-05-29 Listed $429,000 TSMLS
• 2022-06-29 Sold (Public Records) $2,450,000 Public Records

Property tax history

+47.1%/yr

Latest (2025): $28,553 · +3.3% YoY. Source: county tax records.