23555 Highway 26 · West Point, CA 95255

$131,100

1 bd · 1.0 ba · 732 sqft · SingleFamily public records · 235 Days on market

Built 1967 1.42 ac lot $179/sqft · 13% below area Est $165k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +5.5/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Schools +2.0/10.0

Listing remarks

1.42 acre residential lot adjacent to Hwy 26. Small two bedroom cottage and detached garage/storage building have minimal value. Sloped lot, electric and communications to property. Plenty of room for new home and vehicle parking. Motivated Seller!!

Key facts

• Adjacent to hwy 26
• Residential lot
• Sloped lot

Tags

• RESIDENTIAL LOT
• ADJACENT TO HWY 26
• SLOPED LOT
• ELECTRIC AND COMMUNICATIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $-27 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (10.7% below list).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,375 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: amenities F, commute F, employment 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.
• Zoned schools: West Point Elementary (math 24% / reading 34%, grade F, #856 of 1,571 statewide, top 57%, 121 students, 69% FRL); Toyon Middle (math 14% / reading 29%, grade F, #400 of 498 statewide, top 82%, 531 students, 46% FRL); Calaveras High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 746 students, 36% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 37 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 ($906 loan paydown + $1k appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,368 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (median comp): $165,000
• List price: $131,100
• Delta: -20.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,242
• Equity at exit: $45,216

10-year hold

• IRR: 5.4%
• Equity multiple: 1.66×
• Total profit: $24,245
• Equity at exit: $60,446

Cash invested: $36,708 (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 95255

• Home prices YoY: 0.5%
• Active inventory: 37
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$688
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-27

Break-even live

Break-even rent $1,204

Max offer price $126,419

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $11	+0% $-27	+5% $-64	+10% $-101
Rent	-10% $-119	-5% $-73	+0% $-27	+5% $20	+10% $66
Rate	-1.0pp $40	-0.5pp $7	base $-27	+0.5pp $-60	+1.0pp $-95

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: $32,775
• Closing costs: $3,933
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $131,100 Active 235 DOM
2. 2026-06-19
   days on market $131,100 Active 233 DOM
3. 2026-06-18
   days on market $131,100 Active 232 DOM
4. 2026-06-17
   days on market $131,100 Active 231 DOM
5. 2026-06-17
   price $131,100 Active 230 DOM
6. 2026-06-16
   days on market $138,000 Active 230 DOM
7. 2026-06-15
   pricestatus $138,000 Active 229 DOM
8. 2006-10-06
   soldstatus $180,000

ⓘ 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: $2,507 · $209/mo
• Projected year-2 tax: $2,507 · $209/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,043
• − Mortgage interest: −$7,344
• − Property taxes: −$2,507
• − Insurance: −$656
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,814
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $288/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: 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 — West Point

• Score: 41/100
• State rank: #1375
• US rank: #27138

Category grades

Amenities F Commute F Cost of living B Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, CA
• Population (ZIP): 1,755

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Two or more races 30% Hispanic / Latino 24% Native American 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Lithuanian 6% Serbian 2% Greek 1%
• Languages at home: 96% English-only · Spanish 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: ▲ 1.07%
• Current HPI: 210.0766
• 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

1 event — show timeline

• 2006-10-06 Sold (Public Records) $180,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,507 · -1.4% YoY. Source: county tax records.