32 White Tail · Angels, CA 95222

$119,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 134 Days on market

Built 2023 1,800 sqft lot

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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
• 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

Brand new, never been lived in, 2 bedroom, 2 bath home, near elementary and high schools. Needed services, such as a supermarket, restaurants, and medical facilities are nearby. Has central heat and air, and stainless steel appliances, including a frig with wter and ice in the door. Comes with a one year manufacture's warranty.

Key facts

• Supermarket nearby
• Central heat and air
• Restaurants nearby

Tags

• CENTRAL HEAT AND AIR
• STAINLESS STEEL APPLIANCES
• SUPERMARKET NEARBY
• RESTAURANTS NEARBY
• MEDICAL FACILITIES NEARBY

Property features AI

Finance

• Other: Located in Angels Camp, CA 95222 (32 White Tail); Directions available to the park entrance
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No mandatory association; Association amenities: RV storage, play area; Association fee includes security and other items

Exterior

• Parking: Total parking for 5 vehicles; Attached parking; Carport; Off-street parking; Guest parking available; No garage
• Security: Association fee includes security
• Utilities: Underground utilities; Individual gas meter; Individual electric meter; Gas plumbed to property; Public sewer; Water from water district / public; Cable available; Internet available
• Home design: Manufactured in park (single wide); Single-story; Original condition / New construction (listed as both); Facing direction not specified; Year built 2023; Manufacturer: CMH Manufacturing West, Inc.; Make: Clayton; Skirting: Wood
• Construction: Wood skirting; Shingle roof; Manufactured home construction; Built in 2023
• Exterior features: Shingle roof; Corner lot; Irregular-shaped lot

Interior

• Kitchen: Built-in gas range; Free standing gas range; Dishwasher; Disposal; Free standing refrigerator; Hood over range; Microwave; Plumbed ice maker; Synthetic countertops; Ice maker
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Low-flow shower(s); Low-flow toilet(s); Tub; Tub with shower over
• Heating & cooling: Central cooling; Central heating; Propane and gas heating
• Interior features: Built-in gas range; Free standing gas range; Dishwasher; Disposal; Free standing refrigerator; Hood over range; Microwave; Ice maker (plumbed); Insulated water heater; Gas water heater; Thermostat; Insulation; Energy-efficient appliances; Fireplace (other); Dual pane full windows; Synthetic countertops; Dining/family combo; Unfurnished; Hookups only laundry inside the home (gas hook-up available); Laundry room/inside area; Pets allowed (dogs & cats, number and size limits)
• Laundry & utility: Laundry hookups inside (gas hook-up); Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 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?
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: 1.81% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.10×
• Total profit: $36,498
• Equity at exit: $17,743

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $103,700
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $875

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 54%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   status $119,000 Pending 134 DOM
2. 2026-06-17
   days on market $119,000 Active 134 DOM
3. 2026-06-16
   days on market $119,000 Active 133 DOM
4. 2026-06-15
   days on market $119,000 Active 132 DOM
5. 2026-06-14
   days on market $119,000 Active 130 DOM
6. 2026-06-10
   days on market $119,000 Active 127 DOM
7. 2026-06-09
   days on market $119,000 Active 126 DOM
8. 2026-06-08
   days on market $119,000 Active 125 DOM
9. 2026-06-07
   days on market $119,000 Active 124 DOM
10. 2026-06-05
    days on market $119,000 Active 121 DOM
11. 2026-06-03
    days on market $119,000 Active 120 DOM
12. 2026-06-02
    days on market $119,000 Active 119 DOM
13. 2026-06-01
    days on market $119,000 Active 118 DOM
14. 2026-05-31
    days on market $119,000 Active 117 DOM
15. 2026-05-30
    days on market $119,000 Active 116 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 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: $25,788
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$3,462
• Taxable income: $9,154
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $8,307/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

• 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