None · Kings Beach, CA 96140

$399,000

3 bd · 2.0 ba · 1,009 sqft · Land public records · 68 Days on market

Built 1997 $395/sqft · 88% below area $400/mo HOA · 13% of rent ↓ 39% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own a spacious 1997 Silvercrest Westwood manufactured home in the heart of Kings Beach, CA just steps from Lake Tahoe! Located at 8345 Trout Avenue, Unit #12, this park-owned home sits directly across the street from Kings Beach State Recreation Area with lake access approximately 50 feet away. Enjoy an open-concept living and dining area, cozy stone wood-burning fireplace, stainless steel appliances including gas range and French-door refrigerator, and hardwood-style flooring throughout. New water heater and new central gas furnace recently installed. Large windows flood the home with natural light and serene forest views. Walk to dining, shops, and the North Tahoe Event Center. Minutes to Northstar California Resort and Burton Creek State Park. Priced at $399,000 | Space Rent: $1,995/mo. Sold As-Is. Buyer to pursue Abandonment Title process during Escrow. All buyers must be approved by Park Management prior to close.

Key facts

• Natural light
• Lake access
• Open-concept living

Tags

• LAKE ACCESS
• OPEN-CONCEPT LIVING
• STONE WOOD-BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• HARDWOOD-STYLE FLOORING
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $399k.

Deal economics

• At list price, monthly cash flow is $-624 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (23.9% below list).
• Recommended offer: $289k (27.6% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 1.7% in Kings Beach — 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 54/100 on livability (#889 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools C-, amenities F, commute 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: 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,845 (27.6% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.76% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 10.9

CMA / ARV

• ARV (median comp): $4,045,000
• List price: $399,000
• Delta: -90.14%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.8%
• Equity multiple: 0.07×
• Total profit: $-104,161
• Equity at exit: $59,492

10-year hold

• IRR: -26.1%
• Equity multiple: -0.26×
• Total profit: $-140,993
• Equity at exit: $34,498

Cash invested: $111,720 (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 96140

• Active inventory: 26
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,037 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$364 /mo · $4,368/yr
• Insurance: −$166
• HOA: −$400
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-624

Break-even live

Break-even rent $3,826

Max offer price $288,845

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Raccoon St Kings Beach, CA	2.0	1.0	780	$2,800	$3.59	23d	1	0.26mi
571 Brassie Ave Tahoe Vista, CA	3.0	2.0	1344	$3,500	$2.60	23d	1	0.49mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: watergas

Listing history 11 events

1. 2026-06-01
   days on market $399,000 Active 68 DOM
2. 2026-05-31
   days on market $399,000 Active 67 DOM
3. 2026-05-30
   days on market $399,000 Active 66 DOM
4. 2026-03-19
   listed $399,000 Active 953-char remark

   Show marketing remark (953 chars)

   Rare opportunity to own a spacious 1997 Silvercrest Westwood manufactured home in the heart of Kings Beach, CA just steps from Lake Tahoe! Located at 8345 Trout Avenue, Unit #12, this park-owned home sits directly across the street from Kings Beach State Recreation Area with lake access approximately 50 feet away. Enjoy an open-concept living and dining area, cozy stone wood-burning fireplace, stainless steel appliances including gas range and French-door refrigerator, and hardwood-style flooring throughout. New water heater and new central gas furnace recently installed. Large windows flood the home with natural light and serene forest views. Walk to dining, shops, and the North Tahoe Event Center. Minutes to Northstar California Resort and Burton Creek State Park. Priced at $399,000 | Space Rent: $1,995/mo. Sold As-Is. Buyer to pursue Abandonment Title process during Escrow. All buyers must be approved by Park Management prior to close.

5. 2024-03-22
   historical $1,950
6. 2024-03-19
   listed $1,950
7. 2020-09-15
   soldstatus $1,500,000
8. 2020-08-30
   soldstatus $1,500,000 Sold 232-char remark

   Show marketing remark (232 chars)

   Mobile Home Park with 13 sewer hookups in the heart of Kings Beach two blocks from the beach and walking distance to the Kings BeachCommercial Corridor. Good Income as existing but the true value may lie in what this could be. .. ..

9. 2020-07-16
   historical 232-char remark

   Show marketing remark (232 chars)

   Mobile Home Park with 13 sewer hookups in the heart of Kings Beach two blocks from the beach and walking distance to the Kings BeachCommercial Corridor. Good Income as existing but the true value may lie in what this could be. .. ..

10. 2020-07-06
    listed $1,600,000 Active 232-char remark

    Show marketing remark (232 chars)

    Mobile Home Park with 13 sewer hookups in the heart of Kings Beach two blocks from the beach and walking distance to the Kings BeachCommercial Corridor. Good Income as existing but the true value may lie in what this could be. .. ..

11. 2019-04-03
    soldstatus $650,000

ⓘ 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: $4,368 · $364/mo
• Projected year-2 tax: $4,368 · $364/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 5/10 Major
• 🌡 Heat 1/10 Low 9 d/yr ≥85°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,442
• − Mortgage interest: −$22,350
• − Property taxes: −$4,368
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$4,800
• − Depreciation: −$11,607
• Taxable loss: −$14,509
• Est. tax savings @ 24.0%: +$3,482
• After-tax cash flow: $-4,000/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 — Kings Beach

• Score: 54/100
• State rank: #889
• US rank: #23842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Beach, CA
• City population: 2,852
• Population (ZIP): 1,099

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 (76%)
• Race & ethnicity: White 76% Two or more races 18% Hispanic / Latino 11% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 8% Slovene 1% Slovak 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 76% English-only · Spanish 12% Chinese 11% Russian/Polish/Slavic 1%

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: ▼ -280.97%
• Current HPI: 242.3006
• 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

-38.6% since first listed

8 events — show timeline

• 2026-03-19 Listed $399,000 TheMLS
• 2024-03-22 Rental Removed $1,950 APPFOLIO
• 2024-03-19 Listed for Rent $1,950 APPFOLIO
• 2020-09-15 Sold (Public Records) $1,500,000 Public Records
• 2020-08-30 Sold (MLS) $1,500,000 TSMLS
• 2020-07-16 Delisted — TSMLS
• 2020-07-06 Listed $1,600,000 TSMLS
• 2019-04-03 Sold (Public Records) $650,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $4,368 · +2.5% YoY. Source: county tax records.