1055 Martis Lndg Unit B · Truckee, CA 96161

$399,000

4 bd · 3.5 ba · 3,297 sqft · SingleFamily · 293 Days on market

Built 2022 Excellent condition $121/sqft · 78% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

Key facts

• Turnkey home
• Lower-level wet bar
• Newly built

Tags

• TURNKEY HOME
• NEWLY BUILT
• BREATHTAKING WOODED VIEWS
• SPACIOUS DECK
• LOWER-LEVEL WET BAR
• GOURMET KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.0% in Truckee — 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 58/100 on livability (#697 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B; Watch: amenities F, commute F, cost of living 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: Rents rising fast (+6.6%/yr); 375 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• At $5,082/mo this rent would consume 46% of the median local household income ($132k/yr) (locally 559% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,829,944
• List price: $399,000
• Delta: -78.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 Martis Lndg	0.00mi	4/—	3,297 (0%)	5mo	$381,000	$116	96
742 Conifer	0.31mi	4/3.5	3,186 (-3%)	23mo	$2,450,000	$769	60
711 Conifer	0.47mi	5/4.0 (+1)	3,132 (-5%)	4mo	$1,600,000	$511	60
1734 Grouse Ridge Rd	0.58mi	4/3.5	3,346 (+2%)	16mo	$250,000	$75	57
2104 Eagle Feather	0.63mi	4/4.5	3,450 (+5%)	19mo	$2,950,000	$855	43
237 Basque #3	0.45mi	4/3.0	2,816 (-15%)	12mo	$370,000	$131	42
150 Basque	0.62mi	5/4.5 (+1)	3,412 (+4%)	23mo	$1,765,000	$517	37
441 Lodgepole	0.65mi	4/3.0	3,056 (-7%)	23mo	$1,800,000	$589	36
1940 Gray Wolf	0.58mi	4/4.5	3,693 (+12%)	20mo	$2,650,000	$718	32
351 Skidder Trl	0.75mi	4/5.5	3,542 (+7%)	20mo	$1,983,000	$560	28

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.27×
• Total profit: $30,355
• Equity at exit: $59,492

10-year hold

• IRR: 19.0%
• Equity multiple: 2.87×
• Total profit: $208,646
• 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 96161

• Rents YoY: 6.6%
• Active inventory: 375
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $5,082 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $1,191

Break-even live

Break-even rent $3,575

Max offer price $399,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,467	-5% $1,329	+0% $1,191	+5% $1,053	+10% $916
Rent	-10% $790	-5% $991	+0% $1,191	+5% $1,392	+10% $1,593
Rate	-1.0pp $1,392	-0.5pp $1,293	base $1,191	+0.5pp $1,088	+1.0pp $983

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: —

Listing history 20 events

1. 2026-06-18
   days on market $399,000 Active 293 DOM
2. 2026-06-17
   days on market $399,000 Active 292 DOM
3. 2026-06-16
   days on market $399,000 Active 291 DOM
4. 2026-06-15
   days on market $399,000 Active 290 DOM
5. 2026-06-14
   days on market $399,000 Active 288 DOM
6. 2026-06-10
   days on market $399,000 Active 285 DOM
7. 2026-06-09
   days on market $399,000 Active 284 DOM
8. 2026-06-08
   days on market $399,000 Active 283 DOM
9. 2026-06-07
   days on market $399,000 Active 282 DOM
10. 2026-06-05
    days on market $399,000 Active 279 DOM
11. 2026-06-03
    days on market $399,000 Active 278 DOM
12. 2026-06-02
    days on market $399,000 Active 277 DOM
13. 2026-06-01
    days on market $399,000 Active 276 DOM
14. 2026-05-31
    days on market $399,000 Active 275 DOM
15. 2026-05-30
    days on market $399,000 Active 274 DOM
16. 2026-02-18
    status Active 1003-char remark

    Show marketing remark (1003 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

17. 2026-02-18
    historical 1003-char remark

    Show marketing remark (1003 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

18. 2025-10-14
    status Active 1003-char remark

    Show marketing remark (1003 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

19. 2025-10-07
    status Pending 1003-char remark

    Show marketing remark (1003 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

20. 2025-08-21
    listed $399,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. Escape to effortless luxury in this newly built 4-bedroom, 4-bathroom home in Truckee. Designed for both comfort and style, it features vaulted ceilings, sleek lighting, and expansive windows that frame breathtaking wooded views. The great room opens to a spacious deck, perfect for year-round entertaining, while a lower-level wet bar and lounge offer a cozy retreat. The gourmet kitchen boasts high-end appliances, custom cabinetry, and state-of-the-art technology. Two elegant primary suites include fireplaces and private balconies, with two additional bedrooms providing ample space for guests. Enjoy Northstar HOA amenities, including a pool, tennis courts, and a fitness center. A convenient shuttle takes you straight from your doorstep to The Village at Northstar for easy access to the ski lifts, ice skating, dining, and shopping. The home comes fully furnished and professionally decorated.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥84°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,990
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$2,792
• − Repairs & maintenance: −$4,879
• − Management: −$4,879
• − Depreciation: −$11,607
• Taxable income: $8,496
• Est. tax owed @ 24.0%: −$2,039
• After-tax cash flow: $12,256/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.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

This turnkey, professionally managed home in Truckee is in excellent condition with modern amenities and a beautiful setting. Minimal updates could further enhance its value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and modern. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Truckee

• Score: 58/100
• State rank: #697
• US rank: #21110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nevada County · 85,339 people
• City population: 19,634
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 19,634
• Household income: $131,702
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 559.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 10% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -307.87%
• Current HPI: 336.9632
• Rent YoY: ▲ 6.59%
• Metro: Truckee-Grass Valley, 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

5 events — show timeline

• 2026-02-18 Relisted — TSMLS
• 2026-02-18 Delisted — TSMLS
• 2025-10-14 Relisted — TSMLS
• 2025-10-07 Pending — TSMLS
• 2025-08-21 Listed $399,000 TSMLS