1080 Julie Ln #218 · South Lake Tahoe, CA 96150

$179,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 36 Days on market

Built 1977 33 ac lot $133/sqft · at area comps Est $187k · at est. $850/mo HOA · 31% of rent

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Why this score? — see what drove the C 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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +9.4/15.0
• DSCR +6.6/10.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 2 bath, carport with great location near shopping, restaurants, beaches, and nightlife. Park amenities include swimming pool, clubhouse (with full kitchen and dining facilities for large groups), billiards, ping pong, sauna, library area, laundry and mail room center. Space rent is currently $687 per month plus utilities. .. .check out the video attached too!

Key facts

• Covered front porch
• Formal dining room
• Brand new dishwasher

Tags

• COVERED FRONT PORCH
• PARTIALLY UPDATED KITCHEN
• GRANITE COUNTER TOPS
• BRAND NEW DISHWASHER
• FORMAL DINING ROOM
• HUGE LIVING ROOM

Property features AI

Finance

• Other: Covenants, conditions & restrictions available; Located near Lake Tahoe Blvd (directions available)
• Financial info: Monthly HOA fee of $850
• HOA & community: HOA membership required; HOA covers snow removal; Community amenities: pool, sauna, clubhouse, additional parking, park; HOA fee payable monthly

Exterior

• Parking: Covered carport for 2 cars; No garage
• Utilities: Electricity (underground utility); City water with water meter; City sewer; Natural gas water heater
• Home design: Mobile/modular construction; Post & pier foundation; Pitched composition shingle roof; Occupied by owner
• Construction: Mobile/Modular construction; Post & pier foundation; Pitched composition shingle roof
• Exterior features: Storage shed; Front and natural landscaping with trees; Front covered patio / porch; Front sprinklers

Interior

• Kitchen: Garbage disposal; Built-in refrigerator; Built-in dishwasher; Gas range; Double oven
• Bedrooms: Master bedroom with ensuite bathroom, double sinks, stall shower and shower/tub combo
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Granite and laminate countertops; Double-pane vinyl frame windows; Family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.5% in South Lake Tahoe — 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 65/100 on livability (#371 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: schools D-, crime F, commute F.
• Lake Tahoe Unified (town): math 33% / reading 43% proficiency, ranked #786 of 1,400 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 307 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $95k; list at $179k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 5.5

CMA / ARV

• ARV (median comp): $186,857
• List price: $179,000
• Delta: -4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1080 Julie Ln #79	0.18mi	3/2.0 (+1)	1,344 (0%)	6mo	$280,000	$208	81
1080 Julie Ln #208	0.04mi	3/2.0 (+1)	1,305 (-3%)	12mo	$162,000	$124	78
1080 Julie Ln #193	0.10mi	2/2.0	1,200 (-11%)	8mo	$229,000	$191	71
1080 Julie Ln #205	0.07mi	3/2.0 (+1)	1,400 (+4%)	18mo	$189,000	$135	70
1080 Julie Ln #259	0.10mi	2/2.0	1,440 (+7%)	21mo	$180,000	$125	66
1080 Julie Ln #144	0.05mi	2/2.0	1,152 (-14%)	11mo	$255,000	$221	64
1080 Julie Ln #207	0.05mi	3/2.0 (+1)	1,440 (+7%)	24mo	$190,000	$132	61
1080 Julie Ln #57	0.21mi	3/2.0 (+1)	1,188 (-12%)	12mo	$150,000	$126	56
1314 Melba Dr #8	0.62mi	3/2.0 (+1)	1,310 (-2%)	8mo	$150,000	$115	55
1080 Julie Ln #106	0.18mi	2/2.0	1,152 (-14%)	20mo	$245,000	$213	51
1080 Julie Ln #58	0.21mi	3/2.0 (+1)	1,152 (-14%)	17mo	$35,000	$30	47

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,260
• Equity at exit: $26,689

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $18,753
• Equity at exit: $15,477

Cash invested: $50,120 (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 96150

• Rents YoY: 3.6%
• Active inventory: 307
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,736 high
• Mortgage (P&I): −$939
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$75
• HOA: −$850
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $247

Break-even live

Break-even rent $2,423

Max offer price $179,000

Occupancy floor 86%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1242 Dedi Ave South Lake Tahoe, CA	3.0	2.0	1480	$3,100	$2.09	43d	1	0.25mi
1860 Lake Tahoe Blvd South Lake Tahoe, CA	3.0	1.0–2.0	728	$1,636	$2.25	1d	1	0.28mi
852 Clement St South Lake Tahoe, CA	3.0	2.0	1654	$2,900	$1.75	20d	1	0.63mi
847 Clement St South Lake Tahoe, CA	2.0	2.0	1066	$2,100	$1.97	14d	1	0.66mi
2013 7th St South Lake Tahoe, CA	2.0	2.0	950	$3,700	$3.89	43d	1	0.80mi
2139 Helen Ave South Lake Tahoe, CA	3.0	2.0	1391	$3,500	$2.52	43d	1	0.81mi
909 Secret Harbor Dr South Lake Tahoe, CA	3.0	2.0	1500	$2,950	$1.97	43d	1	0.94mi
673 James Ave Unit 3 South Lake Tahoe, CA	2.0	2.0	1060	$2,200	$2.08	43d	1	1.14mi
2309 Eloise Ave South Lake Tahoe, CA	2.0	2.0	1225	$3,000	$2.45	43d	1	1.24mi
516 Emerald Bay Rd #231 South Lake Tahoe, CA	2.0	1.0	912	$1,950	$2.14	1d	1	1.30mi
2319 California Ave South Lake Tahoe, CA	3.0	2.0	1400	$4,500	$3.21	43d	1	1.31mi

HOA detail

• Monthly dues: $850 · $10,200/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $179,000 Active 36 DOM
2. 2026-06-17
   days on market $179,000 Active 35 DOM
3. 2026-06-16
   days on market $179,000 Active 34 DOM
4. 2026-06-15
   days on market $179,000 Active 33 DOM
5. 2026-06-13
   days on market $179,000 Active 31 DOM
6. 2026-06-09
   days on market $179,000 Active 27 DOM
7. 2026-06-08
   days on market $179,000 Active 26 DOM
8. 2026-06-07
   days on market $179,000 Active 25 DOM
9. 2026-06-03
   days on market $179,000 Active 21 DOM
10. 2026-06-02
    days on market $179,000 Active 20 DOM
11. 2026-06-01
    days on market $179,000 Active 19 DOM
12. 2026-05-31
    days on market $179,000 Active 18 DOM
13. 2026-05-12
    listed $179,000 Active 890-char remark
14. 2018-09-07
    soldstatus $95,000 Sold 372-char remark

    Show marketing remark (372 chars)

    2 bedroom, 2 bath, carport with great location near shopping, restaurants, beaches, and nightlife. Park amenities include swimming pool, clubhouse (with full kitchen and dining facilities for large groups), billiards, ping pong, sauna, library area, laundry and mail room center. Space rent is currently $687 per month plus utilities. .. .check out the video attached too!

15. 2018-07-06
    status Active Pending 372-char remark

    Show marketing remark (372 chars)

    2 bedroom, 2 bath, carport with great location near shopping, restaurants, beaches, and nightlife. Park amenities include swimming pool, clubhouse (with full kitchen and dining facilities for large groups), billiards, ping pong, sauna, library area, laundry and mail room center. Space rent is currently $687 per month plus utilities. .. .check out the video attached too!

16. 2018-07-05
    listed $95,000 Active 372-char remark

    Show marketing remark (372 chars)

    2 bedroom, 2 bath, carport with great location near shopping, restaurants, beaches, and nightlife. Park amenities include swimming pool, clubhouse (with full kitchen and dining facilities for large groups), billiards, ping pong, sauna, library area, laundry and mail room center. Space rent is currently $687 per month plus utilities. .. .check out the video attached too!

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$746/yr (+$62/mo · 121.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,835
• − Mortgage interest: −$10,027
• − Property taxes: −$615
• − Insurance: −$895
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − HOA: −$10,200
• − Depreciation: −$5,207
• Taxable income: $637
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,812/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: Lake Tahoe Unified
• NCES district ID: 0620640
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $49,114
• Composite: 35.24/100
• National rank: #9844
• State rank: #786 of 1400 in CA

Livability — South Lake Tahoe

• Score: 65/100
• State rank: #371
• US rank: #12667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lake Tahoe, CA
• County: El Dorado County · 144,198 people
• City population: 29,646
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 29,646
• Household income: $92,517
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1109.0

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 17% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -571.55%
• Current HPI: 316.6411
• Rent YoY: ▲ 3.56%
• Metro: Sacramento-Roseville-Folsom, 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

+88.4% since first listed

4 events — show timeline

• 2026-05-12 Listed $179,000 STARMLS
• 2018-09-07 Sold (MLS) $95,000 STARMLS
• 2018-07-06 Pending — STARMLS
• 2018-07-05 Listed $95,000 STARMLS

Property tax history

+13.9%/yr

Latest (2023): $615 · +120.9% YoY. Source: county tax records.