674 Kirby St · Angels, CA 95222

$299,000

3 bd · 2.0 ba · 1,964 sqft · SingleFamily public records · 404 Days on market

Built 1951 6,098 sqft lot Est $493k · 39% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• 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

Start building equity today with this Angels Camp home. Huge detached (flex) room offers many potential uses. With a little new paint and some elbow grease this home will be inviting and comfortable. The three year old leased solar system with a Tesla back up battery solves any energy issues with this 1900 sq ft home. The lease is currently $250/month. Two bedrooms, two full baths, large family room, bright kitchen, formal dining room which could easily be a 3rd bedroom, or a home office. The flex room would be perfect play room, huge tv room, extra bedroom, home office or add a small kitchen and bath for an ADU. It could also be converted back to a large garage. The family room has a new m

Key facts

• Leased solar system
• Tesla battery backup
• Private backyard

Tags

• PRIVATE BACKYARD
• ENERGY EFFICIENT MINI SPLITS
• COZY WOODSTOVE
• LEASED SOLAR SYSTEM
• TESLA BATTERY BACKUP

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220V in kitchen; Cable connected, DSL and internet available; Solar present (photovoltaics) with leased propane tank noted
• Home design: Single-family detached residence; Original condition; Built in 1951
• Construction: Composition roof; Elevation approximately 1,400 ft
• Exterior features: Back yard fencing; Shed(s) on the property; Located on a dead-end street

Interior

• Kitchen: Pantry cabinet; Laminate countertops; Built-in electric range; Hood over range; Dishwasher; Disposal; Microwave; Ice maker; Free standing refrigerator
• Bedrooms: 3 bedrooms (possible 4th bedroom)
• Flooring: Carpet, tile and wood floors
• Bathrooms: 2 full bathrooms; Master bathroom with shower stall and window; Other bathroom with tub/shower over and window
• Heating & cooling: Wood stove heating; Multiple heating/cooling units; Central air; Wall units; Ceiling fans
• Interior features: Built-in electric range, free standing refrigerator, hood over range, ice maker, dishwasher, disposal, microwave; Brick gas-log fireplace (1); Front porch, back porch, covered patio; Great room living area; Pantry cabinet and laminate counters in kitchen; Formal dining room; Single-story home
• Laundry & utility: Laundry closet with washer and dryer included; Laundry located inside the home

🏷️ Possibly a rental listed for sale. The $299,000 price doesn't fit this home's estimated sale value (~$492,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 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 $9k 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 404 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 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 1951 — 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: 1.05% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $492,964
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Amador Ave	0.54mi	4/2.0 (+1)	1,920 (-2%)	15mo	$418,000	$218	54
954 Country Ln	0.40mi	3/2.0	1,672 (-15%)	12mo	$382,500	$229	46
684 Alpine Ave	0.67mi	3/3.0	2,075 (+6%)	12mo	$520,000	$251	45
247 Leaf Ct	0.68mi	3/2.0	1,768 (-10%)	15mo	$510,000	$288	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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-16,432
• Equity at exit: $44,582

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $26,916
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$293 /mo · $3,518/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $503

Break-even live

Break-even rent $2,514

Max offer price $299,000

Occupancy floor 79%

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: $74,750
• Closing costs: $8,970
• 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	14d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 404 DOM
2. 2026-06-17
   days on market $299,000 Active 403 DOM
3. 2026-06-16
   days on market $299,000 Active 402 DOM
4. 2026-06-15
   days on market $299,000 Active 401 DOM
5. 2026-06-14
   days on market $299,000 Active 399 DOM
6. 2026-06-10
   days on market $299,000 Active 396 DOM
7. 2026-06-09
   days on market $299,000 Active 395 DOM
8. 2026-06-08
   days on market $299,000 Active 394 DOM
9. 2026-06-07
   days on market $299,000 Active 393 DOM
10. 2026-06-05
    days on market $299,000 Active 390 DOM
11. 2026-06-03
    days on market $299,000 Active 389 DOM
12. 2026-06-02
    days on market $299,000 Active 388 DOM
13. 2026-06-01
    days on market $299,000 Active 387 DOM
14. 2026-05-31
    days on market $299,000 Active 386 DOM
15. 2026-05-30
    days on market $299,000 Active 385 DOM
16. 2019-09-23
    soldstatus $276,500
17. 2010-02-01
    soldstatus $133,000

ⓘ 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: $3,518 · $293/mo
• Projected year-2 tax: $3,518 · $293/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 7/10 Severe 7 d/yr ≥102°F today · 16 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: −$16,749
• − Property taxes: −$3,518
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$8,698
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $5,723/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

+107.9% since first listed

2 events — show timeline

• 2019-09-23 Sold (Public Records) $276,500 Public Records
• 2010-02-01 Sold (Public Records) $133,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,518 · +1.0% YoY. Source: county tax records.