15004 Peak View Pl Unit A · Truckee, CA 96161

$475,000

3 bd · 2.5 ba · 2,200 sqft · SingleFamily · 647 Days on market

Built 2016 Excellent condition $216/sqft · 269% above area

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. With a perfect location near Home Run Trail, ski-in, ski-out access, access to exclusive community amenities, and plenty of space for entertaining, this townhome is a real winner. When the ski boots are off, take the kids ice skating in The Village or stay home & enjoy the hot tub on the porch. During the warmer months, take the summer gondola outside your door to mountain bike or head to the lake just 10 minutes away. The open floor plan features a bright great room with a sleek gas fireplace, and a gourmet kitchen with stainless steel appliances and a large island that seats six. Doors open to a deck complete with a hot tub, fire pit and mountain views. The home has two primary suites with luxurious bathrooms, a third bedroom upstairs, a fun bonus room with bunk beds and even ski storage. This home includes an abundance of bonus amenities. Home Run is located in the Mountainside Community, with outfitter & concierge services & access to The Treehouse gathering space with swimming pools, fitness rooms, tennis facility, lounges, & more. Owners will also love the yoga studio & Play Acre play area for kids. Northstar pool, Ritz Carlton access, & a mountain shuttle is also included

Key facts

• Large island
• Mountain views
• 2 garage spots

Tags

• PROFESSIONALLY MANAGED HOME
• EXCLUSIVE COMMUNITY AMENITIES
• MOUNTAIN VIEWS
• LARGE ISLAND
• DECK WITH HOT TUB AND FIRE PIT
• BONUS ROOM WITH BUNK BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $475k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (6.5% below list).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 40% 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 $3k of loan paydown is wiped out by about $14k 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 647 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 647 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $128,669
• List price: $475,000
• Delta: 269.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15004 Peak View Pl	0.00mi	3/2.5	2,200 (0%)	3mo	$479,000	$218	98
8001 Northstar Dr Unit 414 - Presidents' Week	0.56mi	3/3.5	2,272 (+3%)	17mo	$269,000	$118	50
2100 North Village Dr Unit 305/9	0.60mi	3/3.0	2,000 (-9%)	8mo	$120,000	$60	48
2100 North Village Dr Unit 304/8	0.60mi	3/3.0	2,000 (-9%)	11mo	$130,000	$65	46
2100 North Village Dr Unit 308/12	0.60mi	4/4.0 (+1)	2,400 (+9%)	2mo	$185,000	$77	44
2100 North Village Dr Unit 50% of 403/15; N3-81	0.60mi	3/3.0	2,000 (-9%)	18mo	$67,500	$34	40
2100 North Village Dr Unit 301/5	0.60mi	3/3.0	2,000 (-9%)	22mo	$55,000	$28	36
2100 North Village Dr Unit 307/11	0.60mi	3/3.0	2,000 (-9%)	23mo	$140,000	$70	36
8001 Northstar Dr #314	0.57mi	3/3.5	1,874 (-15%)	13mo	$125,000	$67	34
2100 North Village Dr Unit 402/14	0.60mi	4/4.0 (+1)	2,400 (+9%)	15mo	$185,000	$77	34
2100 North Village Dr Unit 302/6	0.60mi	4/4.0 (+1)	2,400 (+9%)	16mo	$185,000	$77	33
2100 North Village Dr Unit 306/10	0.60mi	4/4.0 (+1)	2,400 (+9%)	21mo	$75,000	$31	28

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.65×
• Total profit: $-45,915
• Equity at exit: $70,824

10-year hold

• IRR: 4.6%
• Equity multiple: 1.39×
• Total profit: $52,222
• Equity at exit: $41,069

Cash invested: $133,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $4,441 medium
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $226

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 90%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $475,000 Active 647 DOM
2. 2026-06-17
   days on market $475,000 Active 646 DOM
3. 2026-06-16
   days on market $475,000 Active 645 DOM
4. 2026-06-15
   days on market $475,000 Active 644 DOM
5. 2026-06-14
   days on market $475,000 Active 642 DOM
6. 2026-06-10
   days on market $475,000 Active 639 DOM
7. 2026-06-09
   days on market $475,000 Active 638 DOM
8. 2026-06-08
   days on market $475,000 Active 637 DOM
9. 2026-06-07
   days on market $475,000 Active 636 DOM
10. 2026-06-05
    days on market $475,000 Active 633 DOM
11. 2026-06-03
    days on market $475,000 Active 632 DOM
12. 2026-06-02
    days on market $475,000 Active 631 DOM
13. 2026-06-01
    days on market $475,000 Active 630 DOM
14. 2026-05-31
    days on market $475,000 Active 629 DOM
15. 2026-05-30
    days on market $475,000 Active 628 DOM
16. 2026-02-18
    status Active 1332-char remark

    Show marketing remark (1332 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. With a perfect location near Home Run Trail, ski-in, ski-out access, access to exclusive community amenities, and plenty of space for entertaining, this townhome is a real winner. When the ski boots are off, take the kids ice skating in The Village or stay home & enjoy the hot tub on the porch. During the warmer months, take the summer gondola outside your door to mountain bike or head to the lake just 10 minutes away. The open floor plan features a bright great room with a sleek gas fireplace, and a gourmet kitchen with stainless steel appliances and a large island that seats six. Doors open to a deck complete with a hot tub, fire pit and mountain views. The home has two primary suites with luxurious bathrooms, a third bedroom upstairs, a fun bonus room with bunk beds and even ski storage. This home includes an abundance of bonus amenities. Home Run is located in the Mountainside Community, with outfitter & concierge services & access to The Treehouse gathering space with swimming pools, fitness rooms, tennis facility, lounges, & more. Owners will also love the yoga studio & Play Acre play area for kids. Northstar pool, Ritz Carlton access, & a mountain shuttle is also included

17. 2026-02-18
    historical 1332-char remark

    Show marketing remark (1332 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. With a perfect location near Home Run Trail, ski-in, ski-out access, access to exclusive community amenities, and plenty of space for entertaining, this townhome is a real winner. When the ski boots are off, take the kids ice skating in The Village or stay home & enjoy the hot tub on the porch. During the warmer months, take the summer gondola outside your door to mountain bike or head to the lake just 10 minutes away. The open floor plan features a bright great room with a sleek gas fireplace, and a gourmet kitchen with stainless steel appliances and a large island that seats six. Doors open to a deck complete with a hot tub, fire pit and mountain views. The home has two primary suites with luxurious bathrooms, a third bedroom upstairs, a fun bonus room with bunk beds and even ski storage. This home includes an abundance of bonus amenities. Home Run is located in the Mountainside Community, with outfitter & concierge services & access to The Treehouse gathering space with swimming pools, fitness rooms, tennis facility, lounges, & more. Owners will also love the yoga studio & Play Acre play area for kids. Northstar pool, Ritz Carlton access, & a mountain shuttle is also included

18. 2024-09-09
    listed $475,000 Active 1332-char remark

    Show marketing remark (1332 chars)

    New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home by Pacaso. With a perfect location near Home Run Trail, ski-in, ski-out access, access to exclusive community amenities, and plenty of space for entertaining, this townhome is a real winner. When the ski boots are off, take the kids ice skating in The Village or stay home & enjoy the hot tub on the porch. During the warmer months, take the summer gondola outside your door to mountain bike or head to the lake just 10 minutes away. The open floor plan features a bright great room with a sleek gas fireplace, and a gourmet kitchen with stainless steel appliances and a large island that seats six. Doors open to a deck complete with a hot tub, fire pit and mountain views. The home has two primary suites with luxurious bathrooms, a third bedroom upstairs, a fun bonus room with bunk beds and even ski storage. This home includes an abundance of bonus amenities. Home Run is located in the Mountainside Community, with outfitter & concierge services & access to The Treehouse gathering space with swimming pools, fitness rooms, tennis facility, lounges, & more. Owners will also love the yoga studio & Play Acre play area for kids. Northstar pool, Ritz Carlton access, & a mountain shuttle is also included

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥82°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,290
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,263
• − Management: −$4,263
• − Depreciation: −$13,818
• Taxable loss: −$5,162
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $3,946/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This turnkey, professionally managed home offers a perfect blend of modern design and mountain views, with no immediate repairs or maintenance needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both smart home integration — improves convenience and energy efficiency
• Both smart thermostat — enhances comfort and energy savings

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both smart home integration — improves convenience and energy efficiency ↑
• Both smart thermostat — enhances comfort and energy savings ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-02-18 Relisted — TSMLS
• 2026-02-18 Delisted — TSMLS
• 2024-09-09 Listed $475,000 TSMLS