10715 Highway 89 #54 · Truckee, CA 96161

$99,000

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 84 Days on market

Built 1978 $895/mo HOA · 35% of rent

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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
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully reimagined and taken down to the studs, this updated 1-bedroom home in Donner Creek is a rare chance for local, first-time buyers to actually get a foothold in Truckee. Clean, modern, and easy to maintain, it’s a practical alternative to renting, without giving up the mountain lifestyle. Even better, the seller is willing to consider financing, including potential 4% interest for up to 10 years, subject to buyer qualifications and agreed-upon terms, creating a unique opportunity for more accessible monthly payments and an easier path to ownership. Enjoy the simple perks of living here…Donner Creek right outside your window, the Truckee River just a short walk away, and quick access to Historic Downtown Truckee, local services, and Palisades Tahoe. Inside, you’ll find updated flooring, walls, and lighting throughout, plus central heat and a full-size washer and dryer for comfortable year-round living. Outside, there’s a spacious two-car parking pad and a separate storage shed; plenty of room for vehicles, tools, and all your Tahoe gear. Simple, solid, and attainable, this is a great place to put down roots in Truckee.

Key facts

• Built 1978
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.0% in Truckee — 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 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; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 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 $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.62% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.91%
• DSCR: 2.02
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.86×
• Total profit: $23,715
• Equity at exit: $14,761

10-year hold

• IRR: 31.7%
• Equity multiple: 4.75×
• Total profit: $103,832
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$895
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $463

Break-even live

Break-even rent $2,004

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $895 · $10,740/yr

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 84 DOM
2. 2026-06-17
   days on market $99,000 Active 83 DOM
3. 2026-06-16
   days on market $99,000 Active 82 DOM
4. 2026-06-15
   days on market $99,000 Active 81 DOM
5. 2026-06-14
   days on market $99,000 Active 79 DOM
6. 2026-06-10
   days on market $99,000 Active 76 DOM
7. 2026-06-09
   days on market $99,000 Active 75 DOM
8. 2026-06-08
   days on market $99,000 Active 74 DOM
9. 2026-06-07
   days on market $99,000 Active 73 DOM
10. 2026-06-05
    days on market $99,000 Active 70 DOM
11. 2026-06-03
    days on market $99,000 Active 69 DOM
12. 2026-06-02
    days on market $99,000 Active 68 DOM
13. 2026-06-01
    days on market $99,000 Active 67 DOM
14. 2026-05-31
    days on market $99,000 Active 66 DOM
15. 2026-05-30
    days on market $99,000 Active 65 DOM
16. 2026-04-21
    status Active 1165-char remark

    Show marketing remark (1165 chars)

    Fully reimagined and taken down to the studs, this updated 1-bedroom home in Donner Creek is a rare chance for local, first-time buyers to actually get a foothold in Truckee. Clean, modern, and easy to maintain, it’s a practical alternative to renting, without giving up the mountain lifestyle. Even better, the seller is willing to consider financing, including potential 4% interest for up to 10 years, subject to buyer qualifications and agreed-upon terms, creating a unique opportunity for more accessible monthly payments and an easier path to ownership. Enjoy the simple perks of living here…Donner Creek right outside your window, the Truckee River just a short walk away, and quick access to Historic Downtown Truckee, local services, and Palisades Tahoe. Inside, you’ll find updated flooring, walls, and lighting throughout, plus central heat and a full-size washer and dryer for comfortable year-round living. Outside, there’s a spacious two-car parking pad and a separate storage shed; plenty of room for vehicles, tools, and all your Tahoe gear. Simple, solid, and attainable, this is a great place to put down roots in Truckee.

17. 2026-04-08
    historical Contingent 1165-char remark

    Show marketing remark (1165 chars)

    Fully reimagined and taken down to the studs, this updated 1-bedroom home in Donner Creek is a rare chance for local, first-time buyers to actually get a foothold in Truckee. Clean, modern, and easy to maintain, it’s a practical alternative to renting, without giving up the mountain lifestyle. Even better, the seller is willing to consider financing, including potential 4% interest for up to 10 years, subject to buyer qualifications and agreed-upon terms, creating a unique opportunity for more accessible monthly payments and an easier path to ownership. Enjoy the simple perks of living here…Donner Creek right outside your window, the Truckee River just a short walk away, and quick access to Historic Downtown Truckee, local services, and Palisades Tahoe. Inside, you’ll find updated flooring, walls, and lighting throughout, plus central heat and a full-size washer and dryer for comfortable year-round living. Outside, there’s a spacious two-car parking pad and a separate storage shed; plenty of room for vehicles, tools, and all your Tahoe gear. Simple, solid, and attainable, this is a great place to put down roots in Truckee.

18. 2026-03-26
    listed $99,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    Fully reimagined and taken down to the studs, this updated 1-bedroom home in Donner Creek is a rare chance for local, first-time buyers to actually get a foothold in Truckee. Clean, modern, and easy to maintain, it’s a practical alternative to renting, without giving up the mountain lifestyle. Even better, the seller is willing to consider financing, including potential 4% interest for up to 10 years, subject to buyer qualifications and agreed-upon terms, creating a unique opportunity for more accessible monthly payments and an easier path to ownership. Enjoy the simple perks of living here…Donner Creek right outside your window, the Truckee River just a short walk away, and quick access to Historic Downtown Truckee, local services, and Palisades Tahoe. Inside, you’ll find updated flooring, walls, and lighting throughout, plus central heat and a full-size washer and dryer for comfortable year-round living. Outside, there’s a spacious two-car parking pad and a separate storage shed; plenty of room for vehicles, tools, and all your Tahoe gear. Simple, solid, and attainable, this is a great place to put down roots in Truckee.

19. 2022-02-15
    soldstatus $85,000 Sold 503-char remark

    Show marketing remark (503 chars)

    Completely remodeled inside and out, this home was taken down to the studs! Brand new roof, walls and flooring, smart lighting throughout, this superior mobile home will take your breath away. Convenient access to Palisades Tahoe, Historic Downtown Truckee, and shopping less than a 1/4 mile away. Additional storage shed for all your gear and large parking pad for two cars! Listen to Donner Creek trickle by from your bedroom window, or take a short walk to the Truckee River. This home offers it all!

20. 2022-01-10
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Completely remodeled inside and out, this home was taken down to the studs! Brand new roof, walls and flooring, smart lighting throughout, this superior mobile home will take your breath away. Convenient access to Palisades Tahoe, Historic Downtown Truckee, and shopping less than a 1/4 mile away. Additional storage shed for all your gear and large parking pad for two cars! Listen to Donner Creek trickle by from your bedroom window, or take a short walk to the Truckee River. This home offers it all!

21. 2021-12-02
    listed $79,500 Active 503-char remark

    Show marketing remark (503 chars)

    Completely remodeled inside and out, this home was taken down to the studs! Brand new roof, walls and flooring, smart lighting throughout, this superior mobile home will take your breath away. Convenient access to Palisades Tahoe, Historic Downtown Truckee, and shopping less than a 1/4 mile away. Additional storage shed for all your gear and large parking pad for two cars! Listen to Donner Creek trickle by from your bedroom window, or take a short walk to the Truckee River. This home offers it all!

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$14/yr (+$1/mo · 1.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,081
• − Mortgage interest: −$5,546
• − Property taxes: −$739
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$10,740
• − Depreciation: −$2,880
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,374/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

• Census place: Truckee, CA
• 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 (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

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 · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

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

+24.5% since first listed

6 events — show timeline

• 2026-04-21 Relisted — TSMLS
• 2026-04-08 Contingent — TSMLS
• 2026-03-26 Listed $99,000 TSMLS
• 2022-02-15 Sold (MLS) $85,000 TSMLS
• 2022-01-10 Pending — TSMLS
• 2021-12-02 Listed $79,500 TSMLS

Property tax history

+8.2%/yr

Latest (2025): $739 · +4.8% YoY. Source: county tax records.