314 S Main St · Angels, CA 95222

$70,000

2 bd · 2.0 ba · 920 sqft · Manufactured · 131 Days on market

Built 2006

---

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 +7.5/15.0
• 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

Priced to sell, this super-clean, well-maintained home offers a spacious open living area with plenty of windows for a bright, cheerful feel. The location in the park is perfect, being on the back side on a quiet street providing a peaceful setting. Features include new carpet in the bedrooms, a new awning over the porch, a small but thoughtfully landscaped yard with a brick patio, rock delineations, roses, and attractive plantings. Appliances include a new refrigerator (2025), gas range, dishwasher, washer and dryer, and a storage shed.

Key facts

• Covered front porch
• Low maintenance yard
• Tuff shed

Tags

• CORNER SPACE
• LOW MAINTENANCE YARD
• COVERED FRONT PORCH
• TUFF SHED
• CLOSE TO SHOPPING
• CASUAL DINING

Property features AI

Finance

• Financial info: Property is in a park but land lease not indicated as required
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 parking spaces (no garage)
• Utilities: Individual gas meter; Individual electric meter; Public water; Public sewer
• Home design: Manufactured in-park, double wide; Built in 2006; Original condition
• Construction: Wood skirting; Manufactured by Champion Home Builders Co (Infinitti II)
• Exterior features: Composition roof; Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Hood over range; Free-standing gas oven; Gas water heater
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating (gas); Central cooling; Ceiling fans
• Interior features: Dual-pane full windows; Laminate counters; Living room with flexible layout; Dining area
• Laundry & utility: Inside laundry area; Washer included; Dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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. 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: 3.19% ✓
• Cap rate: 28.26%
• Cash-on-cash: 78.44%
• DSCR: 4.49
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $23,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 S Main St #73	0.09mi	2/1.0	1,000 (+9%)	0mo	$25,000	$25	77

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: 78.5%
• Equity multiple: 4.59×
• Total profit: $70,291
• Equity at exit: $10,437

10-year hold

• IRR: 82.1%
• Equity multiple: 9.49×
• Total profit: $166,419
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,281

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,330	-5% $1,305	+0% $1,281	+5% $1,257	+10% $1,233
Rent	-10% $1,105	-5% $1,193	+0% $1,281	+5% $1,369	+10% $1,458
Rate	-1.0pp $1,316	-0.5pp $1,299	base $1,281	+0.5pp $1,263	+1.0pp $1,245

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   status $70,000 Pending 131 DOM
2. 2026-06-17
   days on market $70,000 Active 131 DOM
3. 2026-06-16
   days on market $70,000 Active 130 DOM
4. 2026-06-15
   days on market $70,000 Active 129 DOM
5. 2026-06-14
   days on market $70,000 Active 127 DOM
6. 2026-06-10
   days on market $70,000 Active 124 DOM
7. 2026-06-09
   days on market $70,000 Active 123 DOM
8. 2026-06-08
   days on market $70,000 Active 122 DOM
9. 2026-06-07
   days on market $70,000 Active 121 DOM
10. 2026-06-05
    pricedays on marketlisting id $70,000 Active 118 DOM
11. 2026-06-03
    days on market $65,900 Active 6 DOM
12. 2026-06-02
    days on market $65,900 Active 5 DOM
13. 2026-06-01
    days on market $65,900 Active 4 DOM
14. 2026-05-31
    days on market $65,900 Active 3 DOM
15. 2026-05-30
    days on market $65,900 Active 2 DOM

ⓘ 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 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: $26,809
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$2,036
• Taxable income: $15,162
• Est. tax owed @ 24.0%: −$3,639
• After-tax cash flow: $11,735/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