314 S Main St #175 · Angels, CA 95222

$199,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 40 Days on market

Good condition Est $277k · 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated and well‑maintained 3 bedroom, 2 bathroom mobile home located in the heart of Angels Camp. Sitting on a premium corner lotone of the largest lots in the entire parkthis home offers exceptional space, privacy, and value. With low space rent and plenty of parking, it's a rare find. Inside, you'll enjoy a bright, refreshed interior featuring new double‑pane windows, fresh paint throughout, and remodeled bathrooms that give the home a clean, modern feel. Major upgrades include all-new plumbing installed just 5 years ago and a newer AC and furnace, providing comfort and peace of mind year‑round. The spacious layout includes inviting living areas, a functional

Key facts

• Oversized corner lot
• Newer ac and furnace
• Updated interior

Tags

• UPDATED INTERIOR
• REMODELED BATHROOMS
• NEW DOUBLE PANE WINDOWS
• NEWER AC AND FURNACE
• OVERSIZED CORNER LOT
• MULTIPLE PARKING SPACES

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community; Land lease in park (monthly land lease: $680)

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: 220-volt outlet in kitchen; Public water; Public sewer
• Home design: Manufactured in park; Double wide
• Construction: Aluminum and stone skirting; FRWST make
• Exterior features: Corner, private lot; Metal roof

Interior

• Kitchen: Breakfast area; Dining/living combo and breakfast nook
• Bedrooms: 3 bedrooms (including master bedroom)
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms with tile finishes
• Heating & cooling: Central heating; Central cooling
• Interior features: Tile and wood flooring; Covered deck, railed porch; Dual-pane full windows; Pets allowed
• Laundry & utility: Indoor laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($193k) 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $276,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 S Main St #86	0.05mi	3/2.0	1,600 (0%)	22mo	$60,000	$38	80
750 Casey St	0.55mi	3/2.0	1,425 (-11%)	10mo	$345,000	$242	48
933 Mark Twain Rd	0.56mi	2/2.0 (-1)	1,425 (-11%)	5mo	$247,000	$173	46

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: 17.2%
• Equity multiple: 1.69×
• Total profit: $38,705
• Equity at exit: $29,672

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $125,197
• Equity at exit: $17,206

Cash invested: $55,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $1,113

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 60%

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: $49,750
• Closing costs: $5,970
• 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	13d	1	0.87mi

Listing history 15 events

1. 2026-06-18
   days on market $199,000 Active 40 DOM
2. 2026-06-17
   days on market $199,000 Active 39 DOM
3. 2026-06-16
   days on market $199,000 Active 38 DOM
4. 2026-06-15
   days on market $199,000 Active 37 DOM
5. 2026-06-14
   days on market $199,000 Active 35 DOM
6. 2026-06-10
   days on market $199,000 Active 32 DOM
7. 2026-06-09
   days on market $199,000 Active 31 DOM
8. 2026-06-08
   days on market $199,000 Active 30 DOM
9. 2026-06-07
   days on market $199,000 Active 29 DOM
10. 2026-06-05
    days on market $199,000 Active 26 DOM
11. 2026-06-03
    days on market $199,000 Active 25 DOM
12. 2026-06-02
    days on market $199,000 Active 24 DOM
13. 2026-06-01
    days on market $199,000 Active 23 DOM
14. 2026-05-31
    days on market $199,000 Active 22 DOM
15. 2026-05-30
    days on market $199,000 Active 21 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: $37,800
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$5,789
• Taxable income: $10,836
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $10,758/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated mobile home offers a good investment opportunity with minimal repairs needed and potential for value increase through cosmetic updates.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can significantly enhance curb appeal and home value.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can significantly enhance curb appeal and home value. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑

ⓘ 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: 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