598 Sultana Ln · Angels, CA 95222

$225,000

2 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 59 Days on market

Built 1950 0.37 ac lot Est $360k · 37% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• 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

Opportunity in the heart of Angels Camp. Positioned on a level and fully fenced . 37 acre parcel, this Community Commercial-zoned property is ready for its next chapter. Whether you're an entrepreneur, investor, or visionary, this fixer offers incredible potential to create a dynamic live/work space, boutique business location, or income producing commercial property. The existing structure is a blank canvas. Bring your tools, creativity, and ideas to transform it into something truly special. A versatile barn/storage building adds flexibility for equipment, inventory, or expansion of your commercial use.

Key facts

• 0.37 acre lot
• Built 1950
• Listed 59 days

Tags

• LEVEL AND FULLY FENCED
• COMMUNITY COMMERCIAL ZONED

Property features AI

Finance

• HOA & community: No homeowner association

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220-volt electrical service
• Home design: Detached single-family residence; Live/work description; Built in 1950; Fixer condition; One story; Entry level includes bedroom(s), family room, full bath(s), and kitchen
• Construction: Composition roof; Built in 1950
• Exterior features: Full fencing; Barn(s) on the property; Roof with composition material (see remarks)

Interior

• Kitchen: Free-standing refrigerator; Free-standing electric range; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Wood stove heating; Ceiling fan(s); Wall unit(s) cooling; Window unit(s) cooling
• Interior features: Laminate counters in the kitchen; Formal dining area; Living room with additional/other features; Electric water heater; One-level home
• Laundry & utility: Indoor laundry area; 220-volt service available (including in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.5% 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: 95 active listings in the ZIP; 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 $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1950 — 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: 1.11% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $359,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Oneida St	0.18mi	2/1.0	1,176 (-3%)	2mo	$366,000	$311	85
631 Alpine Ave	0.27mi	3/2.0 (+1)	1,215 (0%)	8mo	$299,000	$246	72
690 Amador Ave	0.35mi	3/2.0 (+1)	1,200 (-1%)	6mo	$360,000	$300	68
639 Casey St	0.46mi	3/2.0 (+1)	1,112 (-8%)	11mo	$372,000	$335	46
1310 Fairview Dr	0.71mi	3/2.0 (+1)	1,288 (+6%)	3mo	$317,000	$246	45
1586 Depot Rd	0.73mi	3/2.0 (+1)	1,300 (+7%)	11mo	$349,000	$268	36
810 Casey St	0.61mi	3/2.0 (+1)	1,320 (+9%)	23mo	$275,000	$208	29
1356 Mark Twain Rd	0.70mi	3/3.0 (+1)	1,350 (+11%)	10mo	$399,900	$296	27

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,775
• Equity at exit: $33,548

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $56,955
• Equity at exit: $19,454

Cash invested: $63,000 (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 95222

• Active inventory: 95
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $649

Break-even live

Break-even rent $1,668

Max offer price $225,000

Occupancy floor 69%

Sensitivity live

Price	-10% $776	-5% $713	+0% $649	+5% $585	+10% $522
Rent	-10% $452	-5% $551	+0% $649	+5% $747	+10% $846
Rate	-1.0pp $762	-0.5pp $706	base $649	+0.5pp $591	+1.0pp $532

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $225,000 Active 59 DOM
2. 2026-06-17
   days on market $225,000 Active 58 DOM
3. 2026-06-16
   days on market $225,000 Active 57 DOM
4. 2026-06-15
   days on market $225,000 Active 56 DOM
5. 2026-06-14
   days on market $225,000 Active 54 DOM
6. 2026-06-10
   days on market $225,000 Active 51 DOM
7. 2026-06-09
   days on market $225,000 Active 50 DOM
8. 2026-06-08
   days on market $225,000 Active 49 DOM
9. 2026-06-07
   days on market $225,000 Active 48 DOM
10. 2026-06-05
    days on market $225,000 Active 45 DOM
11. 2026-06-03
    days on market $225,000 Active 44 DOM
12. 2026-06-02
    days on market $225,000 Active 43 DOM
13. 2026-06-01
    days on market $225,000 Active 42 DOM
14. 2026-05-31
    days on market $225,000 Active 41 DOM
15. 2026-05-30
    days on market $225,000 Active 40 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: $526 · $44/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$1,184/yr (+$99/mo · 225.2%)

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

Taxation est. · year 1

• Rental income: $29,873
• − Mortgage interest: −$12,603
• − Property taxes: −$526
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$6,545
• Taxable income: $4,293
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $6,759/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

+3.9%/yr

Latest (2025): $526 · +0.8% YoY. Source: county tax records.