8001 Northstar Dr #314 · Truckee, CA 96161

$239,000

3 bd · 3.5 ba · 1,874 sqft · Condo public records · 111 Days on market

Built 2007 $128/sqft · 83% above area

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Cash flow +2.5/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of Tahoe in this spacious 3-bedroom, 3.5-bath luxury condo, perfectly situated in the Village at Northstar. This 1/8 deeded ownership comes with a fixed primary week every year during Christmas, creating a holiday tradition your family will look forward to. Owners also get to choose their additional weeks and enjoy flexible space-available use, giving you at least five weeks of Tahoe fun each year. If you cannot use all your weeks, you can rent them for income or exchange through Third Home and Elite Alliance for stays at affiliated locations worldwide. The condo has been freshly painted and newly furnished in a clean, mountain-modern style. From the wrap-around deck, take in all the action in the Village. Just steps from the bottom of the ski run and the Big Springs Gondola, hitting the mountain on powder days is effortless. Walk to shops, grab a bite at local restaurants, warm up by fire pits, or lace up your skates at the ice rink. In summer, trails for mountain biking and hiking are right outside your door. Underground heated parking makes coming and going easy, even on busy holiday weekends. Owners also have access to the exclusive Tahoe Mountain Club, which far exceeds the value of the quarterly HOA dues. Enjoy the Alpine Club, mid-mountain dining at Schaffer’s Camp, and all the amenities at Old Greenwood, including pools, hot tubs, tennis, and more. Whether it is Christmas with family, spring break with the kids, a friends’ getaway, or summer adventures, this shared ownership makes enjoying the Village simple, flexible, and affordable.

Key facts

• Steps from ski run
• Deeded ownership
• Fixed primary week

Tags

• DEEDED OWNERSHIP
• FIXED PRIMARY WEEK
• WRAP-AROUND DECK
• STEPS FROM SKI RUN
• ACCESS TO TAHOE MOUNTAIN CLUB
• UNDERGROUND HEATED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $239k).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.

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).
• This rent runs 41% of the median local income ($132k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $190k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 62% of rent.

Recommended offer $217,490 (9.0% 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 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 2.15%
• Cash-on-cash: -14.78%
• DSCR: 0.34
• GRM: 4.4

CMA / ARV

• ARV (median comp): $130,258
• List price: $239,000
• Delta: 83.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: -0.08×
• Total profit: $-72,549
• Equity at exit: $35,636

10-year hold

• IRR: -8.1%
• Equity multiple: 0.27×
• Total profit: $-48,839
• Equity at exit: $20,664

Cash invested: $66,920 (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 96161

• Rents YoY: 6.6%
• Active inventory: 375
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $4,525 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$100
• HOA est. from 18 same-building comps: −$2,801
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $-824

Break-even live

Break-even rent $5,568

Max offer price $93,356

Occupancy floor —

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-02
   days on market $239,000 Active 111 DOM
2. 2026-06-01
   days on market $239,000 Active 110 DOM
3. 2026-05-31
   days on market $239,000 Active 109 DOM
4. 2026-05-30
   days on market $239,000 Active 108 DOM
5. 2026-02-11
   listed $239,000 Active 1600-char remark

   Show marketing remark (1600 chars)

   Experience the best of Tahoe in this spacious 3-bedroom, 3.5-bath luxury condo, perfectly situated in the Village at Northstar. This 1/8 deeded ownership comes with a fixed primary week every year during Christmas, creating a holiday tradition your family will look forward to. Owners also get to choose their additional weeks and enjoy flexible space-available use, giving you at least five weeks of Tahoe fun each year. If you cannot use all your weeks, you can rent them for income or exchange through Third Home and Elite Alliance for stays at affiliated locations worldwide. The condo has been freshly painted and newly furnished in a clean, mountain-modern style. From the wrap-around deck, take in all the action in the Village. Just steps from the bottom of the ski run and the Big Springs Gondola, hitting the mountain on powder days is effortless. Walk to shops, grab a bite at local restaurants, warm up by fire pits, or lace up your skates at the ice rink. In summer, trails for mountain biking and hiking are right outside your door. Underground heated parking makes coming and going easy, even on busy holiday weekends. Owners also have access to the exclusive Tahoe Mountain Club, which far exceeds the value of the quarterly HOA dues. Enjoy the Alpine Club, mid-mountain dining at Schaffer’s Camp, and all the amenities at Old Greenwood, including pools, hot tubs, tennis, and more. Whether it is Christmas with family, spring break with the kids, a friends’ getaway, or summer adventures, this shared ownership makes enjoying the Village simple, flexible, and affordable.

6. 2022-08-17
   soldstatus $190,000 Sold 457-char remark

   Show marketing remark (457 chars)

   Great opportunity for easy, affordable ownership in the Village at Northstar! Owners have 1/8 deeded ownership with one primary week and 4 additional weeks of planned use, plus space available use. Enjoy a large deck with views of the Northstar Village ski run. Just steps from Big Springs Gondola and hot tub/fitness. Access to Tahoe Mountain Club while in-residence. Primary Week is Christmas Week. * Pictures are of like residence and not exact property.

7. 2022-08-17
   soldstatus $190,000

   Show marketing remark (457 chars)

   Great opportunity for easy, affordable ownership in the Village at Northstar! Owners have 1/8 deeded ownership with one primary week and 4 additional weeks of planned use, plus space available use. Enjoy a large deck with views of the Northstar Village ski run. Just steps from Big Springs Gondola and hot tub/fitness. Access to Tahoe Mountain Club while in-residence. Primary Week is Christmas Week. * Pictures are of like residence and not exact property.

8. 2022-07-27
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Great opportunity for easy, affordable ownership in the Village at Northstar! Owners have 1/8 deeded ownership with one primary week and 4 additional weeks of planned use, plus space available use. Enjoy a large deck with views of the Northstar Village ski run. Just steps from Big Springs Gondola and hot tub/fitness. Access to Tahoe Mountain Club while in-residence. Primary Week is Christmas Week. * Pictures are of like residence and not exact property.

9. 2022-07-21
   price $199,000 457-char remark

   Show marketing remark (457 chars)

   Great opportunity for easy, affordable ownership in the Village at Northstar! Owners have 1/8 deeded ownership with one primary week and 4 additional weeks of planned use, plus space available use. Enjoy a large deck with views of the Northstar Village ski run. Just steps from Big Springs Gondola and hot tub/fitness. Access to Tahoe Mountain Club while in-residence. Primary Week is Christmas Week. * Pictures are of like residence and not exact property.

10. 2021-11-05
    listed $240,000 Active 457-char remark

    Show marketing remark (457 chars)

    Great opportunity for easy, affordable ownership in the Village at Northstar! Owners have 1/8 deeded ownership with one primary week and 4 additional weeks of planned use, plus space available use. Enjoy a large deck with views of the Northstar Village ski run. Just steps from Big Springs Gondola and hot tub/fitness. Access to Tahoe Mountain Club while in-residence. Primary Week is Christmas Week. * Pictures are of like residence and not exact property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,297
• − Mortgage interest: −$13,388
• − Property taxes: −$2,941
• − Insurance: −$1,195
• − Repairs & maintenance: −$4,344
• − Management: −$4,344
• − HOA: −$33,612
• − Depreciation: −$6,953
• Taxable loss: −$12,479
• Est. tax savings @ 24.0%: +$2,995
• After-tax cash flow: $-6,899/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 — 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

-0.4% since first listed

6 events — show timeline

• 2026-02-11 Listed $239,000 TSMLS
• 2022-08-17 Sold (Public Records) $190,000 Public Records
• 2022-08-17 Sold (MLS) $190,000 TSMLS
• 2022-07-27 Pending — TSMLS
• 2022-07-21 Price Changed $199,000 TSMLS
• 2021-11-05 Listed $240,000 TSMLS

Property tax history

-3.4%/yr

Latest (2025): $2,941 · +2.1% YoY. Source: county tax records.