8001 Northstar Dr Unit 314-07 · Tahoe Vista, CA 96161

$119,000

3 bd · 3.5 ba · 1,874 sqft · Timeshare · 41 Days on market

Built 2007 $64/sqft · 9% below area Est $130k · 9% under ↓ 25% 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 +30.0/30.0
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1st Week After NYE week is the primary week for this share! Introducing an exquisite opportunity to embrace luxurious mountain living with fractional ownership at Northstar Village. Poised as a splendid haven, this 3-bedroom, 3.5-bathroom condominium offers a tantalizing blend of opulence, convenience, and carefree enjoyment, perfect for those who seek to maximize their leisure time amidst the scenic grandeur of Truckee, California. Crafted with meticulous attention to detail, the residence boasts newly furnished interiors that cater to every whim and desire, ensuring comfort is at its peak. Each area has been adorned to enhance the serenity and beauty of your mountain getaway, from the inv

Key facts

• Private alpine club
• Exclusive amenities
• Spa services

Tags

• PICTURESQUE SKI VIEWS
• EXCLUSIVE AMENITIES
• PRIVATE ALPINE CLUB
• ON-MOUNTAIN RESTAURANT
• FITNESS CENTERS
• SPA SERVICES

Property features AI

Finance

• HOA & community: Monthly association with amenities including pool, tennis courts, golf course, cross-country skiing, downhill skiing, and exercise equipment

Exterior

• Parking: Attached garage with 1 covered space
• Utilities: Water from utility district; Sewer via utility district; Natural gas available
• Home design: Timeshare property; Mountain architectural style; One-level layout; Like-new condition; Located in the Northstar subdivision; Building: Catamount
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Deck; Ski-trail access; Ski resort view

Interior

• Kitchen: Range; Oven; Microwave; Disposal; Dishwasher; Refrigerator
• Bedrooms: Primary on main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: No-step entry and no interior steps; Accessible kitchen; Accessible hallways; Accessible elevator installed; Accessible doors and entrance; Primary bedroom on main level; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath timeshare listed at $119k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.0% vs local median 1.8% in Tahoe Vista — 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 52/100 on livability (#1,011 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools F, amenities F, commute 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); 381 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.80% ✓
• Cap rate: 34.05%
• Cash-on-cash: 99.12%
• DSCR: 5.41
• GRM: 2.2

CMA / ARV

• ARV (median comp): $130,150
• List price: $119,000
• Delta: -8.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.19×
• Total profit: $173,005
• Equity at exit: $17,743

10-year hold

• IRR: —
• Equity multiple: 14.55×
• Total profit: $451,452
• Equity at exit: $10,289

Cash invested: $33,320 (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: 381
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $4,525 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $2,752

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 34%

Sensitivity live

Price	-10% $2,834	-5% $2,793	+0% $2,752	+5% $2,711	+10% $2,670
Rent	-10% $2,395	-5% $2,573	+0% $2,752	+5% $2,931	+10% $3,110
Rate	-1.0pp $2,812	-0.5pp $2,782	base $2,752	+0.5pp $2,721	+1.0pp $2,690

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $119,000 Active 41 DOM
2. 2026-06-18
   days on market $119,000 Active 38 DOM
3. 2026-06-17
   days on market $119,000 Active 37 DOM
4. 2026-06-16
   days on market $119,000 Active 36 DOM
5. 2026-06-15
   days on market $119,000 Active 35 DOM
6. 2026-06-14
   days on market $119,000 Active 33 DOM
7. 2026-06-10
   days on market $119,000 Active 30 DOM
8. 2026-06-09
   days on market $119,000 Active 29 DOM
9. 2026-06-08
   days on market $119,000 Active 28 DOM
10. 2026-06-07
    days on market $119,000 Active 27 DOM
11. 2026-06-05
    days on market $119,000 Active 24 DOM
12. 2026-06-03
    days on market $119,000 Active 23 DOM
13. 2026-06-02
    days on market $119,000 Active 22 DOM
14. 2026-06-01
    days on market $119,000 Active 21 DOM
15. 2026-05-31
    days on market $119,000 Active 20 DOM
16. 2026-05-30
    days on market $119,000 Active 19 DOM
17. 2026-05-12
    listed $129,000 Active 2141-char remark
18. 2024-08-20
    price $159,000

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

Taxation est. · year 1

• Rental income: $54,297
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$4,344
• − Management: −$4,344
• − Depreciation: −$3,462
• Taxable income: $33,102
• Est. tax owed @ 24.0%: −$7,944
• After-tax cash flow: $25,082/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 — Tahoe Vista

• Score: 52/100
• State rank: #1011
• US rank: #24918

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C 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: 462
• 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

-25.2% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $119,000 TSMLS
• 2026-05-12 Listed $129,000 TSMLS
• 2024-08-20 Price Changed $159,000 TSMLS