3 bd · 3.5 ba ·
2,470 sqft ·
Built —
· Timeshare
· Pending
· 78 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$7,478/mo
Mortgage (P&I)
−$155
Tax + insurance
−$49
HOA
−$769
Vac / Maint / Mgmt
−$1,570
Net cashflow
$4,935/mo
Annual
$59,219/yr
Cap rate
207.03%
Cash-on-cash
716.93%
DSCR
32.90
1% rule
25.35%
Cash to close
$8,260
Investor read
This is a 3-bed/3.5-bath timeshare listed at $30k.
At list price, monthly cash flow is $5k ($59k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($7k rent vs $30k).
It's been on market 78 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
3 sale attempts since 13y 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.
At projected returns (-3.0% appreciation + 6.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
Cap rate 207.0% 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.
At $7,478/mo this rent would consume 68% of the median local household income ($132k/yr) (locally 559% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Questions for listing agent
It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-RTD8ZE2MZ4XKV8
· Data 2 weeks agocashflowre.app · 2026-05-29