992 Iroquois Cir · Copperopolis, CA 95228

$135,000

3 bd · 2.0 ba · 896 sqft · Manufactured public records · 107 Days on market

Built 2000 3,485 sqft lot Est $132k · at est. $46/mo HOA · 2% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer 2000 model modular/manufactured home on permanent foundation And You Own The Land! No monthly park fee, you own the property. 3 bedroom, 2 bath home with fenced yard. Approximately 896 sq ft with open kitchen into living room. Kitchen has breakfast bar at the island and all appliances included, including refrigerator. Home is within walking distance to shopping, park, and dining. This home gives you boat launching access to Lake Tulloch for fishing swimming and boating. This home gives you access to parks with swimming pools, clubhouses, barbecues, playground, baseball field etc etc. a great potential for a family for first home, a investment rental or 2nd home with Lake Tulloch privi

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Located in Copper Cove subdivision (Copper Cove 8-A)
• HOA & community: Mandatory association with annual fee; Annual HOA fee: $550 (includes pool); Community amenities include pool, clubhouse, exercise room, playground, barbecue, game court, park, lake and other recreation facilities

Exterior

• Parking: No garage; Level driveway/sidewalks
• Utilities: Public water (water district); Public sewer; 220-volt electrical service available; Internet available; Public district irrigation
• Home design: Detached modular home; Single-story; Updated/remodeled with original elements; Built in 2000
• Construction: Composition roof; Modular construction; Detached structure
• Exterior features: Wood fencing (fully fenced); Low-maintenance, regularly shaped lot; Close to clubhouse; Composition roof; Private fenced pool (community membership/fee may apply) — common facility access

Interior

• Kitchen: Free-standing refrigerator; Built-in gas range; Dishwasher; Garbage disposal; Microwave; Kitchen island; Pantry cabinet; Breakfast area
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with shower stalls, tub/shower combinations and windows
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Accessible approach with ramp; Dual-pane windows (full and partial); Great room living area; Breakfast area, pantry cabinet and island in kitchen; Dining bar and dining/living combo
• Laundry & utility: Indoor laundry area with cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.0% in Copperopolis — 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 (#691 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-, crime 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.
• Zoned schools: Copperopolis Elementary (241 students, 45% FRL); Bret Harte Union High (587 students, 44% FRL).
• Market conditions: 235 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Morado Cir	0.11mi	3/2.0	960 (+7%)	7mo	$141,500	$147	77
976 Morado Cir	0.16mi	3/2.0	1,020 (+14%)	5mo	$149,000	$146	65

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $31,675
• Equity at exit: $20,129

10-year hold

• IRR: 28.7%
• Equity multiple: 3.56×
• Total profit: $96,624
• Equity at exit: $11,672

Cash invested: $37,800 (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 95228

• Active inventory: 235
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$56
• HOA: −$46
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $840

Break-even live

Break-even rent $1,175

Max offer price $135,000

Occupancy floor 57%

Sensitivity live

Price	-10% $917	-5% $879	+0% $840	+5% $802	+10% $764
Rent	-10% $663	-5% $752	+0% $840	+5% $929	+10% $1,017
Rate	-1.0pp $908	-0.5pp $875	base $840	+0.5pp $805	+1.0pp $770

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 107 DOM
2. 2026-06-18
   days on market $135,000 Active 104 DOM
3. 2026-06-17
   days on market $135,000 Active 103 DOM
4. 2026-06-16
   days on market $135,000 Active 102 DOM
5. 2026-06-15
   days on market $135,000 Active 101 DOM
6. 2026-06-14
   days on market $135,000 Active 99 DOM
7. 2026-06-10
   days on market $135,000 Active 96 DOM
8. 2026-06-09
   days on market $135,000 Active 95 DOM
9. 2026-06-08
   days on market $135,000 Active 94 DOM
10. 2026-06-07
    days on market $135,000 Active 93 DOM
11. 2026-06-05
    days on market $135,000 Active 90 DOM
12. 2026-06-03
    days on market $135,000 Active 89 DOM
13. 2026-06-02
    days on market $135,000 Active 88 DOM
14. 2026-06-01
    days on market $135,000 Active 87 DOM
15. 2026-05-31
    days on market $135,000 Active 86 DOM
16. 2026-05-30
    days on market $135,000 Active 85 DOM
17. 2004-10-01
    soldstatus $120,000
18. 2003-05-29
    soldstatus $17,000

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,870
• − Mortgage interest: −$7,562
• − Property taxes: −$1,421
• − Insurance: −$675
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$552
• − Depreciation: −$3,927
• Taxable income: $8,433
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $8,060/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 — Copperopolis

• Score: 58/100
• State rank: #691
• US rank: #21010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copperopolis, CA
• Population (ZIP): 4,880

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 25% Two or more races 15% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Romanian 4% Russian 3%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -141.73%
• Current HPI: 176.1251
• 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

Price history

+605.9% since first listed

2 events — show timeline

• 2004-10-01 Sold (Public Records) $120,000 Public Records
• 2003-05-29 Sold (Public Records) $17,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,421 · +0.7% YoY. Source: county tax records.