892 Morado · Copperopolis, CA 95228

$167,670

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 246 Days on market

Built 1987 4,356 sqft lot Est $314k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Key facts

• 4,356 sq ft lot
• Built 1987
• Listed 246 days

Property features AI

Finance

• Other: Total units: 1; Lot size described as 0-1 Unit/Acre; Lot size source: Seller; Elevation units: Feet; Parcel number: 061031017000; Total stories: 1
• Financial info: Assessments: Unknown
• HOA & community: Community offers biking

Exterior

• Utilities: Water source: Other; Sewer: Unknown (Sewer or Septic - Unknown)
• Home design: Manufactured house; Single-story; No accessory dwelling unit
• Construction: Year built source: Seller; Living area source: Assessor's data; No common walls
• Exterior features: No pool

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Interior features: One-level home; Entry on main level
• Laundry & utility: No laundry hook-ups or room listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: schools D+, amenities F, commute 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: 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($148k) 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 $147,549 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 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?
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: 1.48% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $313,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Copper Crest Dr	0.32mi	3/2.0	1,350 (-9%)	4mo	$285,000	$211	67
255 Deer Field Cir	0.29mi	4/2.0 (+1)	1,370 (-8%)	11mo	$330,000	$241	59
962 Sequoia Cir	0.18mi	2/2.0 (-1)	1,310 (-12%)	19mo	$235,000	$179	51

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $16,109
• Equity at exit: $25,000

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $70,064
• Equity at exit: $14,497

Cash invested: $46,948 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,476 medium
• Mortgage (P&I): −$879
• Tax from tax record: −$329 /mo · $3,948/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $678

Break-even live

Break-even rent $1,618

Max offer price $167,670

Occupancy floor 68%

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: $41,918
• Closing costs: $5,030
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $167,670 Active 246 DOM
2. 2026-06-17
   days on market $167,670 Active 245 DOM
3. 2026-06-16
   days on market $167,670 Active 244 DOM
4. 2026-06-15
   days on market $167,670 Active 243 DOM
5. 2026-06-14
   days on market $167,670 Active 241 DOM
6. 2026-06-10
   days on market $167,670 Active 238 DOM
7. 2026-06-09
   days on market $167,670 Active 237 DOM
8. 2026-06-08
   days on market $167,670 Active 236 DOM
9. 2026-06-07
   days on market $167,670 Active 235 DOM
10. 2026-06-05
    days on market $167,670 Active 232 DOM
11. 2026-06-03
    days on market $167,670 Active 231 DOM
12. 2026-06-02
    days on market $167,670 Active 230 DOM
13. 2026-06-01
    days on market $167,670 Active 229 DOM
14. 2026-05-31
    days on market $167,670 Active 228 DOM
15. 2026-05-30
    days on market $167,670 Active 227 DOM
16. 2026-05-21
    price $167,670
17. 2025-10-15
    listed $174,960 Active
18. 2024-03-06
    soldstatus $275,000
19. 2008-07-25
    soldstatus $150,000
20. 2006-06-28
    soldstatus $68,000
21. 2003-02-07
    soldstatus $50,000

ⓘ 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: $3,948 · $329/mo
• Projected year-2 tax: $3,948 · $329/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 (shaded) · 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: $29,710
• − Mortgage interest: −$9,392
• − Property taxes: −$3,948
• − Insurance: −$838
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$4,878
• Taxable income: $5,900
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $6,717/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

+235.3% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $167,670 CRMLS
• 2025-10-15 Listed $174,960 CRMLS
• 2024-03-06 Sold (Public Records) $275,000 Public Records
• 2008-07-25 Sold (Public Records) $150,000 Public Records
• 2006-06-28 Sold (Public Records) $68,000 Public Records
• 2003-02-07 Sold (Public Records) $50,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,948 · +80.4% YoY. Source: county tax records.