1340 Mark Twain Rd · Angels, CA 95222

$230,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 131 Days on market

Built 1961 6,098 sqft lot Est $388k · 41% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• 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

Charming 3-bedroom, 2-bath home located just minutes from historic downtown Angels Camp. This 1,312 sq ft residence offers a functional layout with a formal living room and spacious family room, abundant natural light with east-facing mountain views. The fenced backyard provides privacy and outdoor enjoyment, while the rooftop deck above the garage offers exciting potential for a unique entertaining space. Conveniently located near shops, dining, schools, and community events, this home blends classic character with modern convenience. This home offers owned solar. Needs a little love but will make an amazing home.

Key facts

• Rooftop deck
• Fenced backyard
• Owned solar

Tags

• FENCED BACKYARD
• ROOFTOP DECK
• OWNED SOLAR
• EAST-FACING MOUNTAIN VIEWS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached 2-car garage
• Utilities: 220 volt electric; Public water; Public sewer; No irrigation
• Home design: Single family detached residence; One story; Built in 1961
• Construction: Composition roof
• Exterior features: Balcony; Lot with other features

Interior

• Kitchen: Gas cooktop; Electric cooktop; Range hood; Dishwasher; Microwave; Tile counters
• Bedrooms: 3 bedrooms (main level)
• Flooring: Concrete floors; Tile floors; Wood floors
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Propane heating; Wood stove; Central air conditioning; Wall unit(s); Window unit(s)
• Interior features: Great room living area; Tile countertops; One living room fireplace
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.4% 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: 99 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 $2k of loan paydown is wiped out by about $7k 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 131 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 19067% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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?
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: 1.13% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $388,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Fairview Dr	0.10mi	3/2.0	1,288 (-2%)	3mo	$317,000	$246	90
1356 Mark Twain Rd	0.02mi	3/3.0	1,350 (+3%)	10mo	$399,900	$296	82
1586 Depot Rd	0.32mi	3/2.0	1,300 (-1%)	11mo	$349,000	$268	74
1439 Finnegan Ln	0.21mi	3/2.0	1,274 (-3%)	14mo	$322,000	$253	74
1002 Mark Twain	0.32mi	4/2.0 (+1)	1,420 (+8%)	1mo	$335,000	$236	65
1556 So. Main St	0.35mi	2/1.0 (-1)	1,152 (-12%)	1mo	$350,000	$304	54
1418 Bush St	0.16mi	2/1.0 (-1)	1,136 (-13%)	9mo	$310,000	$273	53
690 Amador Ave	0.71mi	3/2.0	1,200 (-8%)	6mo	$360,000	$300	47
631 Alpine Ave	0.74mi	3/2.0	1,215 (-7%)	8mo	$299,000	$246	47
722 Oneida St	0.56mi	2/1.0 (-1)	1,176 (-10%)	2mo	$366,000	$311	46
687 Northstar	0.73mi	2/2.0 (-1)	1,444 (+10%)	4mo	$460,000	$319	40
1540 Finnegan	0.25mi	2/1.0 (-1)	1,148 (-12%)	22mo	$375,000	$327	40

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-12,018
• Equity at exit: $34,294

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $22,272
• Equity at exit: $19,886

Cash invested: $64,400 (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: 99
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$354 /mo · $4,246/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $395

Break-even live

Break-even rent $2,096

Max offer price $230,000

Occupancy floor 80%

Sensitivity live

Price	-10% $525	-5% $460	+0% $395	+5% $330	+10% $265
Rent	-10% $190	-5% $293	+0% $395	+5% $498	+10% $600
Rate	-1.0pp $511	-0.5pp $454	base $395	+0.5pp $336	+1.0pp $275

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $230,000 Pending 131 DOM
2. 2026-06-17
   days on market $230,000 Active 131 DOM
3. 2026-06-16
   days on market $230,000 Active 130 DOM
4. 2026-06-15
   days on market $230,000 Active 129 DOM
5. 2026-06-14
   days on market $230,000 Active 127 DOM
6. 2026-06-10
   days on market $230,000 Active 124 DOM
7. 2026-06-09
   days on market $230,000 Active 123 DOM
8. 2026-06-08
   days on market $230,000 Active 122 DOM
9. 2026-06-07
   pricedays on market $230,000 Active 121 DOM
10. 2026-06-05
    pricedays on market $230,900 Active 118 DOM
11. 2026-06-03
    days on market $269,900 Active 117 DOM
12. 2026-06-02
    days on market $269,900 Active 116 DOM
13. 2026-06-01
    days on market $269,900 Active 115 DOM
14. 2026-05-31
    days on market $269,900 Active 114 DOM
15. 2026-05-30
    days on market $269,900 Active 113 DOM
16. 2026-04-02
    historical $1,200
17. 2026-04-01
    listed $1,200
18. 2025-05-21
    historical
19. 2025-02-06
    listed Active
20. 2021-10-15
    soldstatus $349,000
21. 2018-02-22
    soldstatus $235,000
22. 1999-08-24
    soldstatus $118,000

ⓘ 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: $4,246 · $354/mo
• Projected year-2 tax: $4,246 · $354/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 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: $31,155
• − Mortgage interest: −$12,884
• − Property taxes: −$4,246
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$6,691
• Taxable income: $1,200
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $4,455/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): 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

Price history

-99.0% since first listed

7 events — show timeline

• 2026-04-02 Rental Removed $1,200 TURBOTENANT
• 2026-04-01 Listed for Rent $1,200 TURBOTENANT
• 2025-05-21 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-06 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-10-15 Sold (Public Records) $349,000 Public Records
• 2018-02-22 Sold (Public Records) $235,000 Public Records
• 1999-08-24 Sold (Public Records) $118,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,246 · +1.0% YoY. Source: county tax records.