211 Palisades Cir · Sunnyside-Tahoe City, CA 96146

$289,000

4 bd · 3.5 ba · 2,630 sqft · SingleFamily public records · 23 Days on market

Built 2020 ↓ 17% 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.6/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

Key facts

• Turnkey home
• Open floor plan
• Gourmet kitchen

Tags

• TURNKEY HOME
• OPEN FLOOR PLAN
• GREAT ROOM
• FIREPLACE
• EXPANSIVE DECK
• GOURMET KITCHEN

Property features AI

Finance

• Other: New construction (recently constructed)
• HOA & community: Part of an association

Exterior

• Parking: Attached garage with two covered spaces (2-car)
• Utilities: Water serviced by local utility district; Sewer serviced by local utility district
• Home design: Modern architecture; Two levels; Used / previously occupied; Timeshare property; Views of trees and woods
• Exterior features: Two decks; Hot tub / spa; Greenbelt setting; Landscaped grounds

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Wood floors; Stone floors; Tile floors
• Bathrooms: Three full bathrooms; One half bathroom
• Interior features: High ceilings; Loft; Living room fireplace
• Laundry & utility: In-unit washer; In-unit dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 0.1% in Sunnyside-Tahoe City — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 50 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 $11k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $284,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,643,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Palisades Cir #2	0.00mi	4/3.5	2,630 (0%)	1mo	$265,000	$101	99
342 Palisades Cir #5	0.02mi	4/3.5	2,630 (0%)	8mo	$350,000	$133	92
342 Palisades Cir Unit Share 2	0.15mi	4/3.5	2,630 (0%)	5mo	$320,000	$122	89
211 Palisades Cir	0.00mi	4/3.5	2,630 (0%)	17mo	$269,000	$102	86
342 Palisades Cir	0.15mi	4/3.5	2,630 (0%)	12mo	$339,000	$129	83
206 Shoshone Way	0.31mi	4/3.5	2,567 (-2%)	7mo	$2,300,000	$896	76
120 Smiley Cir	0.06mi	4/3.5	2,444 (-7%)	14mo	$2,395,000	$980	74
389 Palisades Cir #43	0.06mi	4/4.5	2,810 (+7%)	10mo	$2,550,000	$907	73
401 Palisades Cir	0.01mi	4/4.5	2,810 (+7%)	19mo	$2,400,000	$854	68
215 Smiley Ct	0.09mi	4/3.0	2,381 (-10%)	19mo	$2,050,000	$861	62
720 Olympic Valley Rd	0.70mi	4/3.0	2,753 (+5%)	8mo	$1,465,000	$532	51
509 Forest Glen Rd	0.50mi	3/2.5 (-1)	2,913 (+11%)	17mo	$1,820,000	$625	35

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

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.05×
• Total profit: $85,054
• Equity at exit: $133,507

10-year hold

• IRR: 19.4%
• Equity multiple: 3.88×
• Total profit: $233,141
• Equity at exit: $208,563

Cash invested: $80,920 (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 96146

• Home prices YoY: 1.5%
• Active inventory: 50
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,459 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $735

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 74%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $289,000 Active 23 DOM
2. 2026-06-17
   days on market $289,000 Active 22 DOM
3. 2026-06-16
   days on market $289,000 Active 21 DOM
4. 2026-06-15
   days on market $289,000 Active 20 DOM
5. 2026-06-14
   days on market $289,000 Active 18 DOM
6. 2026-06-10
   days on market $289,000 Active 15 DOM
7. 2026-06-09
   days on market $289,000 Active 14 DOM
8. 2026-06-08
   days on market $289,000 Active 13 DOM
9. 2026-06-07
   days on market $289,000 Active 12 DOM
10. 2026-06-05
    days on market $289,000 Active 9 DOM
11. 2026-06-03
    days on market $289,000 Active 8 DOM
12. 2026-06-02
    days on market $289,000 Active 7 DOM
13. 2026-06-01
    days on market $289,000 Active 6 DOM
14. 2026-05-31
    days on market $289,000 Active 5 DOM
15. 2026-05-30
    days on market $289,000 Active 4 DOM
16. 2026-05-26
    listed $289,000 Active
17. 2025-11-21
    price $295,000
18. 2025-01-24
    soldstatus $269,000 Sold 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

19. 2025-01-14
    status Pending 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

20. 2024-12-28
    price $269,000 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

21. 2024-10-23
    price $299,000 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

22. 2024-08-16
    price $309,000 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

23. 2024-07-22
    status Active 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

24. 2024-07-09
    status Pending 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

25. 2024-01-17
    soldstatus $333,000 Sold
26. 2024-01-09
    status Pending
27. 2024-01-04
    listed $350,000 Active
28. 2023-12-18
    listed $350,000 Active 1310-char remark

    Show marketing remark (1310 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home, professionally managed by Pacaso. No matter the season, this new-construction Squaw Valley home offers the ultimate in modern mountain living. The two-story home is part of The Palisades community, nestled between Squaw Creek and the Truckee River, and offers an open floor plan perfect for relaxed living and entertaining. The great room features a fireplace and plenty of spaces to relax and dine, and opens to an expansive deck. The open plan also includes the gourmet kitchen with an adjoining mudroom and laundry room. The main floor also has a guest bedroom and bath, and a powder room. The upstairs master suite is made for relaxing, with a full en-suite and doors to an upper deck with a hot tub. Two more bedrooms and a spacious flex room make it easy to host family and friends. You’ll never run out of things to do near this retreat: epic skiing on 3,600 skiable acres across multiple peaks; fishing, riding, hiking and boating, plus shopping, music and other events throughout the year in nearby Squaw Valley Village. And Lake Tahoe is just 10 minutes away. The home comes fully furnished and professionally decorated. Lock in assumable rates under 5% on select resale Pacaso homes and enjoy competitive integrated financing.

ⓘ 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 2/10 Low 12 d/yr ≥82°F today · 31 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,509
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,321
• − Management: −$3,321
• − Depreciation: −$8,407
• Taxable income: $4,491
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $7,747/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 — Sunnyside-Tahoe City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,120

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 8% Italian 5% Scandinavian 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · French/Haitian/Cajun 4% Spanish 3% German/W. Germanic 2%

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: ▲ 3.22%
• Current HPI: 224.1632
• 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

-17.4% since first listed

13 events — show timeline

• 2026-05-26 Listed $289,000 TSMLS
• 2025-11-21 Price Changed $295,000 TSMLS
• 2025-01-24 Sold (MLS) $269,000 TSMLS
• 2025-01-14 Pending — TSMLS
• 2024-12-28 Price Changed $269,000 TSMLS
• 2024-10-23 Price Changed $299,000 TSMLS
• 2024-08-16 Price Changed $309,000 TSMLS
• 2024-07-22 Relisted — TSMLS
• 2024-07-09 Pending — TSMLS
• 2024-01-17 Sold (MLS) $333,000 TSMLS
• 2024-01-09 Pending — TSMLS
• 2024-01-04 Listed $350,000 TSMLS
• 2023-12-18 Listed $350,000 TSMLS

Property tax history

+50.0%/yr

Latest (2025): $23,881 · +3.4% YoY. Source: county tax records.