314 S Main St #100 · Angels, CA 95221

$65,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 21 Days on market

Built 1971

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

• New carpet
• Brick patio
• Open living area

Tags

• OPEN LIVING AREA
• NEW CARPET
• LANDSCAPED YARD
• BRICK PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Located in a manufactured-home park (directions available to main park entrance)
• HOA & community: No association

Exterior

• Parking: Guest parking available
• Utilities: Propane; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured in park (double wide); Original condition; Built in 1971
• Construction: Aluminum skirting; Other roof type
• Exterior features: Shed(s); Landscaping details; Porch awning; Covered patio

Interior

• Kitchen: Free standing gas range; Free standing electric range; Dishwasher; Microwave
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms with shower stalls
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Great room living area; Pantry cabinet; Laminate counters; Covered patio with porch steps and railings; Porch awning; Pets allowed (cats and dogs, size and number limits apply)
• Laundry & utility: Washer and dryer included; Laundry closet; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 1 active listings in the ZIP; 77 units permitted in Calaveras County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($456 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($65k) 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 $64,911 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.73% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $27,500
• 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	0.05mi	2/1.0	1,000 (-9%)	0mo	$25,000	$25	78

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: 39.0%
• Equity multiple: 3.20×
• Total profit: $40,506
• Equity at exit: $29,631

10-year hold

• IRR: 38.9%
• Equity multiple: 6.34×
• Total profit: $98,496
• Equity at exit: $45,666

Cash invested: $18,452 (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 95221

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $512

Break-even live

Break-even rent $490

Max offer price $65,900

Occupancy floor 50%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $65,900 Active 21 DOM
2. 2026-06-17
   days on market $65,900 Active 20 DOM
3. 2026-06-16
   days on market $65,900 Active 19 DOM
4. 2026-06-15
   days on market $65,900 Active 18 DOM
5. 2026-06-14
   days on market $65,900 Active 16 DOM
6. 2026-06-10
   days on market $65,900 Active 13 DOM
7. 2026-06-09
   days on market $65,900 Active 12 DOM
8. 2026-06-08
   days on market $65,900 Active 11 DOM
9. 2026-06-07
   days on market $65,900 Active 10 DOM
10. 2026-06-05
    remarks 544-char remark
11. 2026-06-05
    listed $65,900 Active 7 DOM

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$335/yr (+$28/mo · 202.7%)

ⓘ 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 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: $13,649
• − Mortgage interest: −$3,691
• − Property taxes: −$165
• − Insurance: −$330
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,917
• Taxable income: $5,362
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $4,854/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): 164

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 (73%)
• Race & ethnicity: White 73% Two or more races 18% Native American 10%
• Common ancestry: Slovak 16%

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: —
• Current HPI: —
• 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

Property tax history

-0.8%/yr

Latest (2019): $165 · +0.5% YoY. Source: county tax records.