1090 Canterbury Dr · Kings Beach, CA 96143

$180,000

5 bd · 2.0 ba · 2,145 sqft · SingleFamily public records · 48 Days on market

Built 1982 0.25 ac lot $84/sqft · 86% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

Key facts

• Modern comfort
• Mountain charm
• Spacious deck

Tags

• MOUNTAIN CHARM
• MODERN COMFORT
• SPACIOUS DECK
• FILTERED MOUNTAIN VIEWS
• PRIVATE HOT TUB
• GENEROUS LIVING AREAS

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Water supplied by utility district; Sewer served by utility district; Natural gas available
• Home design: Mountain-style property; Two levels; Timeshare property
• Construction: Frame construction; Composition roof; Concrete perimeter foundation; Built with traditional framing materials
• Exterior features: Outbuilding; Multiple decks (3 or more); Downslope to gently rolling topography; Street access; Lake, filtered and mountain views; Hot tub

Interior

• Kitchen: Range; Oven; Microwave; Disposal; Dishwasher; Refrigerator
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central forced air heating (CFAH)
• Interior features: High ceilings; Family room; Great room; Mud room; Woodstove in living room
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 36 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 $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $1,261,532
• List price: $180,000
• Delta: -85.73%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Suffolk Pl	0.18mi	4/3.5 (-1)	2,372 (+11%)	7mo	$1,925,000	$812	57
1235 Canterbury Dr	0.20mi	4/2.0 (-1)	1,991 (-7%)	23mo	$1,195,000	$600	54
205 Runnymeade Ln	0.06mi	4/3.0 (-1)	2,430 (+13%)	19mo	$1,150,000	$473	50
1070 Trent Ln	0.25mi	4/3.0 (-1)	1,953 (-9%)	17mo	$1,125,000	$576	50
1105 Whitehall Ave	0.33mi	4/3.0 (-1)	2,267 (+6%)	20mo	$1,295,000	$571	50
7883 Mashie Ave	0.63mi	4/3.0 (-1)	2,281 (+6%)	8mo	$1,075,000	$471	45
1317 Canterbury Dr	0.39mi	4/3.0 (-1)	2,322 (+8%)	18mo	$1,500,000	$646	44
724 North Shore Blvd	0.74mi	4/2.5 (-1)	2,005 (-6%)	6mo	$1,035,000	$516	43

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

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.24×
• Total profit: $62,362
• Equity at exit: $65,599

10-year hold

• IRR: 26.0%
• Equity multiple: 4.26×
• Total profit: $164,054
• Equity at exit: $90,480

Cash invested: $50,400 (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 96143

• Home prices YoY: 0.5%
• Active inventory: 36
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,669 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $864

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 63%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 48 DOM
2. 2026-06-17
   days on market $180,000 Active 47 DOM
3. 2026-06-16
   days on market $180,000 Active 46 DOM
4. 2026-06-15
   days on market $180,000 Active 45 DOM
5. 2026-06-14
   days on market $180,000 Active 43 DOM
6. 2026-06-10
   days on market $180,000 Active 40 DOM
7. 2026-06-09
   days on market $180,000 Active 39 DOM
8. 2026-06-08
   days on market $180,000 Active 38 DOM
9. 2026-06-07
   days on market $180,000 Active 37 DOM
10. 2026-06-05
    days on market $180,000 Active 34 DOM
11. 2026-06-03
    days on market $180,000 Active 33 DOM
12. 2026-06-02
    days on market $180,000 Active 32 DOM
13. 2026-06-01
    days on market $180,000 Active 31 DOM
14. 2026-05-31
    days on market $180,000 Active 30 DOM
15. 2026-05-30
    days on market $180,000 Active 29 DOM
16. 2026-05-01
    listed $180,000 Active 814-char remark
17. 2023-09-13
    soldstatus $350,000 Sold 528-char remark

    Show marketing remark (528 chars)

    1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

18. 2023-09-13
    soldstatus $350,000 528-char remark

    Show marketing remark (528 chars)

    1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

19. 2023-08-16
    historical Contingent 528-char remark

    Show marketing remark (528 chars)

    1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

20. 2023-04-27
    listed $389,000 Active 528-char remark

    Show marketing remark (528 chars)

    1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

21. 2023-04-27
    listed $389,000 528-char remark

    Show marketing remark (528 chars)

    1/3 SHARE. .. EVERY THIRD WEEK you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. BUT BEST PART IT IT A ROTATING 1,2,3, 1,2,3, WHICH ADDS UP TO 17 WEEKS A YEAR. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuckaway for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure. HOME HAS A SUPER RENTAL INCOME. MUST CALL FOR AN APPOINTMENT TO SHOW. * * * NO SHOWINGTIME

22. 2016-12-16
    soldstatus $230,000 Sold

    Show marketing remark (358 chars)

    1/3 Share . .. Every third week you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuck away for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure.

23. 2016-12-13
    soldstatus $230,000
24. 2016-11-23
    status Pending

    Show marketing remark (358 chars)

    1/3 Share . .. Every third week you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuck away for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure.

25. 2016-08-13
    price $250,000

    Show marketing remark (358 chars)

    1/3 Share . .. Every third week you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuck away for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure.

26. 2016-08-12
    listed $249,000 Active

    Show marketing remark (358 chars)

    1/3 Share . .. Every third week you can enjoy Lake Tahoe or trade with one of the other 1/3 owners. Home is cozy, with high ceiling in living room, master on top level, big family room downstairs. Room for everyone to enjoy games, reading or tuck away for a quick nap. 2 big decks to enjoy views of the Lake, sip a glass of wine and plan your next adventure.

27. 2006-01-30
    soldstatus $690,000
28. 1988-09-16
    soldstatus $152,500
29. 1988-09-16
    soldstatus $152,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 11 d/yr ≥85°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,025
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$5,236
• Taxable income: $7,982
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $8,457/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): 2,852

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: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 7% Portuguese 3% Scotch-Irish 3%
• Foreign-born: 28% · Canada
• Languages at home: 67% English-only · Spanish 32% 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: ▲ 1.44%
• Current HPI: 274.6145
• 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

+18.0% since first listed

14 events — show timeline

• 2026-05-01 Listed $180,000 TSMLS
• 2023-09-13 Sold (MLS) $350,000 HSBOR
• 2023-09-13 Sold (MLS) $350,000 TSMLS
• 2023-08-16 Contingent — TSMLS
• 2023-04-27 Listed $389,000 HSBOR
• 2023-04-27 Listed $389,000 TSMLS
• 2016-12-16 Sold (MLS) $230,000 TSMLS
• 2016-12-13 Sold (Public Records) $230,000 Public Records
• 2016-11-23 Pending — TSMLS
• 2016-08-13 Price Changed $250,000 TSMLS
• 2016-08-12 Listed $249,000 TSMLS
• 2006-01-30 Sold (Public Records) $690,000 Public Records
• 1988-09-16 Sold (Public Records) $152,500 Public Records
• 1988-09-16 Sold (Public Records) $152,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $9,762 · +6.2% YoY. Source: county tax records.