1045 Henry Pl · Angels, CA 95222

$255,000

3 bd · 1.5 ba · 2,006 sqft · SingleFamily public records · 31 Days on market

Built 1925 9,148 sqft lot Est $504k · 49% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bathroom, 2006 sq. ft. home on . 21 acres-close to historic downtown and other shopping/conveniences. Enjoy your morning or evening on covered porch offering views of the hills. New Roof and solar, installed in 2023. Potential for studio apartment below with separate entrance, bathroom, kitchenette, living/bedroom area. Two workshops, lower could be used for possible wine cellar. Carpets were removed recently exposing some older hardwood flooring and concrete floors. This is a fixer upper, but a good wood refinishing and concrete stain would really help bring out the charm of home. Unique brick accents around exterior of windows. Plenty of level space with mature trees/landscap

Key facts

• Covered porch
• Separate entrance
• Solar

Tags

• COVERED PORCH
• NEW ROOF
• SOLAR
• STUDIO APARTMENT
• SEPARATE ENTRANCE
• TWO WORKSHOPS

Property features AI

Finance

• Other: Property listed by Cedar Creek Realty (Murphys)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered, detached parking
• Utilities: Solar utilities; Electric service: other; Public sewer; Public water and water district; No irrigation system
• Home design: Detached single-family residence; Residential property; Fixer condition; Built in 1925; 2 stories; Street entrance
• Construction: Detached construction
• Exterior features: Landscaped backyard; Composition roof; No private pool or spa

Interior

• Kitchen: Electric cooktop; Free-standing gas oven; Synthetic countertops
• Bedrooms: 3 bedrooms (located on main and lower levels)
• Flooring: Wood flooring; Linoleum; Additional flooring details — see remarks
• Bathrooms: 2 full bathrooms; Jack and Jill layout; Tub and tub with shower over
• Heating & cooling: Wall furnace heating; No central cooling
• Interior features: Deck attached to the living area; Covered deck; Dining and family room combined; Synthetic kitchen countertops; Pets allowed
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.4% in Angels — 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 69/100 on livability (#265 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, schools B; Watch: amenities F, commute F, cost of living F.
• Bret Harte Union High (town): math 35% / reading 65% proficiency, ranked #429 of 1,400 in CA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Calaveras County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Calaveras County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.24% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $503,506
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1568 Old Vallecito Rd	0.22mi	3/2.0	1,712 (-15%)	1mo	$439,000	$256	62
1703 Tryon Ct	0.31mi	4/2.0 (+1)	1,886 (-6%)	9mo	$390,000	$207	61
1020 Devegio	0.19mi	3/2.5	1,902 (-5%)	23mo	$445,000	$234	60
1526 Finnegan Ln	0.57mi	3/3.0	1,990 (-1%)	10mo	$524,000	$263	58
684 Alpine Ave	0.64mi	3/3.0	2,075 (+3%)	12mo	$520,000	$251	48
540 Amador Ave	0.72mi	4/2.0 (+1)	1,920 (-4%)	15mo	$418,000	$218	40
974 Mark Twain Rd	0.38mi	4/2.0 (+1)	1,760 (-12%)	18mo	$440,000	$250	40
1002 Stelte Ct	0.33mi	4/3.0 (+1)	1,821 (-9%)	24mo	$480,000	$264	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $15,837
• Equity at exit: $38,021

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $87,229
• Equity at exit: $22,048

Cash invested: $71,400 (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 95222

• Active inventory: 99
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $898

Break-even live

Break-even rent $2,013

Max offer price $255,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,043	-5% $971	+0% $898	+5% $826	+10% $754
Rent	-10% $649	-5% $774	+0% $898	+5% $1,023	+10% $1,147
Rate	-1.0pp $1,027	-0.5pp $963	base $898	+0.5pp $832	+1.0pp $765

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Rosebush Ct Angels Camp, CA	3.0	3.0	2250	$3,150	$1.40	15d	1	1.03mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $255,000 Active 31 DOM
2. 2026-06-18
   days on market $280,000 Active 28 DOM
3. 2026-06-17
   days on market $280,000 Active 27 DOM
4. 2026-06-16
   days on market $280,000 Active 26 DOM
5. 2026-06-15
   days on market $280,000 Active 25 DOM
6. 2026-06-14
   days on market $280,000 Active 23 DOM
7. 2026-06-10
   days on market $280,000 Active 20 DOM
8. 2026-06-09
   days on market $280,000 Active 19 DOM
9. 2026-06-08
   days on market $280,000 Active 18 DOM
10. 2026-06-07
    days on market $280,000 Active 17 DOM
11. 2026-06-05
    days on market $280,000 Active 14 DOM
12. 2026-06-03
    days on market $280,000 Active 13 DOM
13. 2026-06-02
    days on market $280,000 Active 12 DOM
14. 2026-06-01
    days on market $280,000 Active 11 DOM
15. 2026-05-31
    days on market $280,000 Active 10 DOM
16. 2026-05-30
    days on market $280,000 Active 9 DOM

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$178/yr (+$15/mo · 10.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$14,284
• − Property taxes: −$1,760
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$7,418
• Taxable income: $7,015
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $9,097/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: Bret Harte Union High
• NCES district ID: 0605940
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $56,974
• Composite: 45.41/100
• National rank: #5708
• State rank: #429 of 1400 in CA

Livability — Angels

• Score: 69/100
• State rank: #265
• US rank: #8772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angels, CA
• City population: 164
• Population (ZIP): 5,666

Population outlook (Calaveras County) Hauer SSP2

• Today (2025): 43,163 people
• By 2030: 41,703 · -3.4%
• By 2040: 38,202 · -11.5%
• By 2050: 35,385 · -18.0%
• By 2075: 30,807 · -28.6%
• By 2100: 25,755 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Russian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Calaveras

• 2024 margin: Strong R (+28.1) · D 34.7% · R 62.8% · Other 2.5%
• 2008→2024 swing: -15.2pp toward R · 2008: -13.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+23.8 2016: R+23.9 2012: R+17.0 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.93%
• Current HPI: 137.7432
• Rent YoY: —
• Metro: —
• 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

Property tax history

+2.2%/yr

Latest (2025): $1,760 · +1.0% YoY. Source: county tax records.