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

$100,000

2 bd · 3.0 ba · 1,403 sqft · Condo · 61 Days on market

Built 2002 Fair condition $1156/mo HOA · 86% of rent ↓ 9% 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).

• 1% rule +8.4/10.0
• 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 +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

One quarter ownership is offered in this luxurious Rocky Mountain-style townhome with two bedrooms, three baths, private garage and outside entrance that have the feel of a stand alone home. The timing is perfect to own this one now, as the schedule of weeks for this year 2022-23 enjoys all of the upcoming winter holidays, including two weeks together at Christmas and New Years. The Sentinels features vaulted ceilings, free standing fireplace, log accents, slate, granite, tumbled marble and are exquisitely furnished with charm and elegance. Fractional ownership allows for the benefits of worry free homeownership and exchange opportunities worldwide. Fully furnished to sleep 7 and maintenance free! This quarter share is also two eighth shares, available to purchase separately. Each eighth share list price is $62,500.

Key facts

• Attached garage
• Spacious kitchen
• $1,156 HOA

Tags

• TWO EN-SUITE BEDROOMS
• VAULTED UPSTAIRS LIVING ROOM
• EXPOSED WOOD LOG BEAMS
• SPACIOUS KITCHEN
• PRIVATE EXTERIOR ENTRANCE
• ATTACHED GARAGE

Property features AI

Finance

• Other: Passive solar and low-emissivity windows (green features); CC&Rs available
• Financial info: Annual taxes noted (not included in description)
• HOA & community: HOA fee paid monthly; HOA covers water, exterior maintenance, snow removal, roof repairs, refuse, exterior insurance, cable TV, on-site maintenance, interior maintenance, gas, electric; Community amenities include pool, tennis court, sauna, spa/hot tub and clubhouse

Exterior

• Parking: Attached 1-car garage; No carport
• Utilities: City water; City sewer; Underground utilities; Propane water heater; Radiant heat (green feature)
• Home design: Condominium/townhome style unit (unit address included); Occupied by tenant; Possession at close of escrow; Adjacent to meadow; Cross street Hwy 88
• Construction: Built (year per assessor); Wood frame construction with wood siding, metal siding and rock accents; Asphalt shingle roof; Concrete slab and post & pier foundation
• 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 (additional room noted)
• Flooring: Carpet; Natural stone
• Bathrooms: 3 full bathrooms
• Heating & cooling: Propane heating
• Interior features: Vaulted ceilings; High-speed internet; Natural stone counters; Double-pane windows; Freestanding gas fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-787 ($-9k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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-, crime F, amenities 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.
• Zoned schools: Diamond Valley Elementary (math 34% / reading 54%, grade F, #496 of 1,571 statewide, top 34%, 61 students, 69% FRL) — zoned schools average 69% FRL vs 50% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of equity ($691 loan paydown + $3k 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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 86% of rent.

Recommended offer $94,000 (6.0% 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 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.34% ✓
• Cap rate: -3.15%
• Cash-on-cash: -33.74%
• DSCR: -0.50
• GRM: 6.2

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: -22.7%
• Equity multiple: -0.33×
• Total profit: $-37,357
• Equity at exit: $44,964

10-year hold

• IRR: -13.2%
• Equity multiple: -1.20×
• Total profit: $-61,708
• Equity at exit: $69,295

Cash invested: $28,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$1,156
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-787

Break-even live

Break-even rent $2,338

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-718	-5% $-753	+0% $-787	+5% $-822	+10% $-856
Rent	-10% $-893	-5% $-840	+0% $-787	+5% $-734	+10% $-681
Rate	-1.0pp $-737	-0.5pp $-762	base $-787	+0.5pp $-813	+1.0pp $-839

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,156 · $13,872/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 61 DOM
2. 2026-06-18
   days on market $100,000 Active 58 DOM
3. 2026-06-17
   days on market $100,000 Active 57 DOM
4. 2026-06-16
   days on market $100,000 Active 56 DOM
5. 2026-06-15
   days on market $100,000 Active 55 DOM
6. 2026-06-13
   days on market $100,000 Active 53 DOM
7. 2026-06-13
   days on market $100,000 Active 52 DOM
8. 2026-06-09
   days on market $100,000 Active 49 DOM
9. 2026-06-08
   days on market $100,000 Active 48 DOM
10. 2026-06-07
    days on market $100,000 Active 47 DOM
11. 2026-06-05
    days on market $100,000 Active 44 DOM
12. 2026-06-03
    days on market $100,000 Active 43 DOM
13. 2026-06-02
    days on market $100,000 Active 42 DOM
14. 2026-06-01
    days on market $100,000 Active 41 DOM
15. 2026-05-31
    days on market $100,000 Active 40 DOM
16. 2026-04-21
    listed $100,000 Active 1645-char remark
17. 2022-05-06
    soldstatus $109,900 Sold 827-char remark

    Show marketing remark (827 chars)

    One quarter ownership is offered in this luxurious Rocky Mountain-style townhome with two bedrooms, three baths, private garage and outside entrance that have the feel of a stand alone home. The timing is perfect to own this one now, as the schedule of weeks for this year 2022-23 enjoys all of the upcoming winter holidays, including two weeks together at Christmas and New Years. The Sentinels features vaulted ceilings, free standing fireplace, log accents, slate, granite, tumbled marble and are exquisitely furnished with charm and elegance. Fractional ownership allows for the benefits of worry free homeownership and exchange opportunities worldwide. Fully furnished to sleep 7 and maintenance free! This quarter share is also two eighth shares, available to purchase separately. Each eighth share list price is $62,500.

18. 2022-04-11
    status Active Pending 827-char remark

    Show marketing remark (827 chars)

    One quarter ownership is offered in this luxurious Rocky Mountain-style townhome with two bedrooms, three baths, private garage and outside entrance that have the feel of a stand alone home. The timing is perfect to own this one now, as the schedule of weeks for this year 2022-23 enjoys all of the upcoming winter holidays, including two weeks together at Christmas and New Years. The Sentinels features vaulted ceilings, free standing fireplace, log accents, slate, granite, tumbled marble and are exquisitely furnished with charm and elegance. Fractional ownership allows for the benefits of worry free homeownership and exchange opportunities worldwide. Fully furnished to sleep 7 and maintenance free! This quarter share is also two eighth shares, available to purchase separately. Each eighth share list price is $62,500.

19. 2022-03-27
    listed $109,900 Active 827-char remark

    Show marketing remark (827 chars)

    One quarter ownership is offered in this luxurious Rocky Mountain-style townhome with two bedrooms, three baths, private garage and outside entrance that have the feel of a stand alone home. The timing is perfect to own this one now, as the schedule of weeks for this year 2022-23 enjoys all of the upcoming winter holidays, including two weeks together at Christmas and New Years. The Sentinels features vaulted ceilings, free standing fireplace, log accents, slate, granite, tumbled marble and are exquisitely furnished with charm and elegance. Fractional ownership allows for the benefits of worry free homeownership and exchange opportunities worldwide. Fully furnished to sleep 7 and maintenance free! This quarter share is also two eighth shares, available to purchase separately. Each eighth share list price is $62,500.

ⓘ 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 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: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$13,872
• − Depreciation: −$2,909
• Taxable loss: −$10,859
• Est. tax savings @ 24.0%: +$2,606
• After-tax cash flow: $-6,840/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 · 12 photos

Fair 45/100 Moderate rehab

This townhome requires moderate repairs and maintenance to improve its condition and value. Key updates include painting, replacing carpet with hardwood, and updating the exterior and windows.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom vanity — slight wear
• Minor living room carpet — some wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace carpet with hardwood — increases value and reduces maintenance
• Resale install new backsplash in kitchen — improves functionality and aesthetics
• Resale repair and paint exterior siding — enhances curb appeal and property value
• Resale replace windows — improves energy efficiency and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
living room carpet · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace carpet with hardwood — increases value and reduces maintenance ↑
• Resale install new backsplash in kitchen — improves functionality and aesthetics ↑
• Resale repair and paint exterior siding — enhances curb appeal and property value ↑
• Resale replace windows — improves energy efficiency and aesthetics ↑

ⓘ 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: 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

-9.0% since first listed

4 events — show timeline

• 2026-04-21 Listed $100,000 STARMLS
• 2022-05-06 Sold (MLS) $109,900 STARMLS
• 2022-04-11 Pending — STARMLS
• 2022-03-27 Listed $109,900 STARMLS