1330 Calaveritas Rd #25 · San Andreas, CA 95249

$153,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 67 Days on market

Built 1978 Excellent condition $114/sqft · 121% above area

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +4.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This mobile home is a new build 2 years ago, from the ground up. New plumbing, wiring, siding, doors, windows, and so much more. Outside you will find cedar fencing, refinished decking, painted railings, and 2 new sheds for storage. Enjoy raised beds for gardening with drip system and timers. Painted wood siding, concrete board perimeter, and a wide driveway make for easy maintenance free living. Beautiful landscaping and sunset gravel complete the picture. Inside, all remnants of an old mobile unit have been removed and renovated to reveal gorgeous textured drywall, crown molding and tall baseboards throughout. The perfect spacious kitchen, with all new appliances and enormous center islan

Key facts

• Rv and boat parking
• New flooring
• Turn-key property

Tags

• TURN-KEY PROPERTY
• NEW FLOORING
• QUARTZ SHOWERS
• NEW APPLIANCES
• LARGE ISLAND
• RV AND BOAT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $153k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $144k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.9% in San Andreas — 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 52/100 on livability (#1,033 in CA) — a working-class tenant base; expect higher turnover. Watch: schools D, employment D, amenities F.
• Calaveras Unified (rural): math 16% / reading 28% proficiency, ranked #436 of 517 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $143,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $69,211
• List price: $153,000
• Delta: 121.06%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Calaveritas #66	0.00mi	2/2.0	1,344 (0%)	16mo	$140,000	$104	86
1330 Calaveritas Rd #83	0.00mi	2/2.0	1,248 (-7%)	10mo	$79,000	$63	80
1330 - 14 Calaveritas Rd	0.10mi	2/2.0	1,248 (-7%)	10mo	$86,000	$69	75
1330 Calaveritas #98	0.08mi	2/2.0	1,440 (+7%)	13mo	$89,000	$62	74
1330 Calaveritas Rd #55	0.04mi	2/2.0	1,440 (+7%)	22mo	$88,500	$61	68
1330 Calaveritas Rd #64	0.04mi	2/2.0	1,152 (-14%)	10mo	$66,500	$58	66
607 Mountain Ranch Rd #21	0.58mi	3/2.0 (+1)	1,152 (-14%)	20mo	$79,950	$69	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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-13,522
• Equity at exit: $22,813

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,803
• Equity at exit: $13,229

Cash invested: $42,840 (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 95249

• Home prices YoY: -19.6%
• Active inventory: 46
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,295/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $177

Break-even live

Break-even rent $1,338

Max offer price $153,000

Occupancy floor 84%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,743
• − Mortgage interest: −$8,570
• − Property taxes: −$2,295
• − Insurance: −$765
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,451
• Taxable loss: −$337
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,200/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This mobile home is a new build from 2 years ago, featuring updated interiors and exteriors. It is in excellent condition with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Adding a small shed for storage — Provides additional storage and enhances functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Adding a small shed for storage — Provides additional storage and enhances functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calaveras Unified
• NCES district ID: 0606870
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $55,559
• Composite: 20.06/100
• National rank: #8654
• State rank: #436 of 517 in CA

Livability — San Andreas

• Score: 52/100
• State rank: #1033
• US rank: #25053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Andreas, CA
• Population (ZIP): 4,696

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 7% Asian 4% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Chinese 2% 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: ▼ -48.12%
• Current HPI: 196.6959
• 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