1572 S Main St · Angels, CA 95222

$250,000

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 338 Days on market

Built 1927 0.41 ac lot Est $363k · 31% under

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Why this score? — see what drove the C+ 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

Back on market at no fault of seller. Here's your chance for your very own home with income potential near historic downtown Angel's Camp. Make an appointment to see it while it's still available!

Key facts

• Income potential
• Historic downtown
• 0.41 acre lot

Tags

• INCOME POTENTIAL
• HISTORIC DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $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.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $362,817
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Fairview Dr	0.36mi	3/2.0	1,288 (-3%)	3mo	$317,000	$246	76
1439 Finnegan Ln	0.15mi	3/2.0	1,274 (-4%)	14mo	$322,000	$253	74
1356 Mark Twain Rd	0.34mi	3/3.0	1,350 (+2%)	10mo	$399,900	$296	69
1556 So. Main St	0.02mi	2/1.0 (-1)	1,152 (-13%)	1mo	$350,000	$304	67
1586 Depot Rd	0.49mi	3/2.0	1,300 (-2%)	11mo	$349,000	$268	64
1002 Mark Twain	0.67mi	4/2.0 (+1)	1,420 (+7%)	1mo	$335,000	$236	52
1418 Bush St	0.21mi	2/1.0 (-1)	1,136 (-14%)	9mo	$310,000	$273	49
1663 Tryon Ct	0.48mi	3/2.0	1,220 (-8%)	24mo	$405,000	$332	44
1540 Finnegan	0.18mi	2/1.0 (-1)	1,148 (-14%)	22mo	$375,000	$327	42
1719 Moose Trail Rd	0.52mi	2/1.0 (-1)	1,166 (-12%)	24mo	$195,000	$167	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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,243
• Equity at exit: $37,276

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $30,004
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,668 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $476

Break-even live

Break-even rent $2,066

Max offer price $250,000

Occupancy floor 77%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-27
   status Pending
2. 2025-10-10
   historical Active Under Contract
3. 2025-09-23
   price $250,000
4. 2025-09-16
   status Active
5. 2025-04-29
   historical Active Under Contract
6. 2025-03-26
   listed $299,000 Active
7. 2020-11-18
   soldstatus $180,000

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 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: $32,017
• − Mortgage interest: −$14,004
• − Property taxes: −$2,605
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$7,273
• Taxable income: $1,763
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $5,283/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

Price history

+38.9% since first listed

7 events — show timeline

• 2026-02-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-10 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-23 Price Changed $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-16 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-29 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-26 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-11-18 Sold (Public Records) $180,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $2,605 · +1.0% YoY. Source: county tax records.