1050 Kirkwood Meadows Dr Unit 6IIIA · Kirkwood, CA 95646

$35,000

2 bd · 3.0 ba · 1,403 sqft · Condo · 1 Days on market

Built 2002 $578/mo HOA · 43% of rent ↓ 41% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Partial Ownership: An amazing opportunity to own in Kirkwood for a fraction of the price with this shared-ownership. This luxury townhome is an eighth-share which is a fee simple deed to you and your family only. The Sentinels Residence Club consists of four townhomes next to the meadow for quick access for cross-country skiing or summer wildflowers. It's also very close to the ski lifts. This quality style townhome feels much like a home versus a condo with hallways. Enjoy a spacious living room that is an open floor plan with the kitchen and dining. The mid-level has two bedrooms, each with their own bath. This is a must see property with an amazing setting along with wood log beams, vaul

Key facts

• Luxury townhome
• Open floor plan
• Slate flooring

Tags

• LUXURY TOWNHOME
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• WOOD LOG BEAMS
• VAULTED CEILINGS
• SLATE FLOORING

Property features AI

Finance

• Other: Annual taxes listed; Covenants, Conditions & Restrictions available
• Financial info: Monthly HOA fee
• HOA & community: HOA present; monthly fee; HOA covers water, exterior and interior maintenance, snow removal, roof repairs, refuse, exterior insurance, cable TV, on-site maintenance, gas and electric; Community amenities include pool, sauna, spa, and clubhouse

Exterior

• Parking: Attached 1-car garage; No carport
• Utilities: City water; City sewer; Electricity; Propane; Cable TV; Telephone; Underground utilities; Propane water heater
• Home design: Occupied property (tenant in place); Possession at close of escrow; Located on a cul-de-sac and adjacent to a meadow; Directions: On meadow side just before the mountain village
• Construction: Wood frame construction with wood and metal siding and rock accents; Concrete slab foundation; Asphalt shingle roof; Year built per assessor
• Exterior features: Natural landscaping; Uncovered deck

Interior

• Kitchen: Garbage disposal; Built-in refrigerator; Built-in microwave; Built-in dishwasher; Gas range; Single oven
• Bedrooms: Upstairs living room and additional mud room (additional living spaces included)
• Flooring: Carpet; Natural stone
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air; Propane heating; Fireplace heating
• Interior features: High-speed internet; Vaulted ceilings; Furnished per inventory; Granite slab counters; Double-pane windows; Freestanding gas fireplace; Passive solar design; Low-emissivity windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 60/100 on livability (#575 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Alpine County Unified (rural): math 40% / reading 50% proficiency, ranked #546 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 3 units permitted in Alpine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Alpine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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

• Watch-outs: HOA is 43% of rent.

Recommended offer $35,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.83% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.39%
• DSCR: 2.31
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 3.03×
• Total profit: $19,880
• Equity at exit: $15,738

10-year hold

• IRR: 36.2%
• Equity multiple: 6.09×
• Total profit: $49,866
• Equity at exit: $24,253

Cash invested: $9,800 (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 95646

• Active inventory: 34
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$578
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $240

Break-even live

Break-even rent $1,038

Max offer price $35,000

Occupancy floor 77%

Sensitivity live

Price	-10% $264	-5% $252	+0% $240	+5% $228	+10% $216
Rent	-10% $134	-5% $187	+0% $240	+5% $293	+10% $346
Rate	-1.0pp $258	-0.5pp $249	base $240	+0.5pp $231	+1.0pp $222

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $35,000 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥76°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,100
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$6,936
• − Depreciation: −$1,018
• Taxable income: $2,909
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $2,182/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: Alpine County Unified
• NCES district ID: 0602070
• Math proficiency: 40% ▼ -20.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $58,116
• Composite: 41.62/100
• National rank: #7228
• State rank: #546 of 1400 in CA

Livability — Kirkwood

• Score: 60/100
• State rank: #575
• US rank: #18791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, CA
• Population (ZIP): 406

Population outlook (Alpine County) Hauer SSP2

• Today (2025): 1,025 people
• By 2030: 995 · -2.9%
• By 2040: 954 · -6.9%
• By 2050: 952 · -7.1%
• By 2075: 1,169 · +14.0%
• By 2100: 1,675 · +63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 27% Two or more races 19%
• Hispanic origin (detail): Mexican 10% Salvadoran 2%
• Common ancestry: Lithuanian 12% Scotch-Irish 7% Subsaharan African 3%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 53% English-only · Spanish 31% French/Haitian/Cajun 15%

Political lean MEDSL · Alpine

• 2024 margin: Solid D (+32.0) · D 64.9% · R 32.9% · Other 2.2%
• 2008→2024 swing: +7.4pp toward D · 2008: 24.6pp · 2024: 32.0pp
• All cycles: 2024: D+32.0 2020: D+31.3 2016: D+18.6 2012: D+23.6 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-40.7% since first listed

10 events — show timeline

• 2026-06-17 Listed $35,000 STARMLS
• 2025-07-30 Relisted — STARMLS
• 2025-07-12 Contingent — STARMLS
• 2025-07-02 Price Changed $35,000 STARMLS
• 2025-03-07 Price Changed $49,000 STARMLS
• 2024-12-26 Listed $55,000 STARMLS
• 2024-06-26 Listed $55,000 STARMLS
• 2022-03-03 Sold (MLS) $58,000 STARMLS
• 2022-01-31 Pending — STARMLS
• 2022-01-24 Listed $59,000 STARMLS