Real Estate Investing in Angels Camp, California (95222)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95222 (Angels Camp, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 28.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Angels Camp, CA (95222)?
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Market Analysis: 95222 Angels Camp
ZIP 95222 in Angels Camp, CA carries a solid set of headwinds. Home values near $457K and rents of $1,350/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 95222 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CA picture, 95222 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 95222 includes headwinds that any investor should price in. Income distribution skews lower than Angels Camp averages, and tenant stability requires active management.
Strategically, 95222 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Angels Camp:
Property Strategy for 95222
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $345,976 | $1,500 | 3.1% | +2.9% | $172,988 |
| 3BR | $473,675 | $2,090 | 3.2% | +3.8% | $157,892 |
| 4BR | $624,012 | $2,250 | 2.6% | +4.5% | $156,003 |
Market Trends
Home Value History (with trend line)
📊 How Does 95222 Compare?
| Metric | 95222 | Angels Camp | California |
|---|---|---|---|
| Home Value | $456,748 | $456,748 | $761,003 |
| 5-Year CAGR | 0.4% | 0.4% | 5.7% |
| Avg Rent | $1,350 | $1,350 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95222 (Angels Camp, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $456,748 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 2.7% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 95222
Population: 5,666
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 95222
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,387 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Angels Camp, CA for investors?
Angels Camp, CA scores 2.0/5 for investability. Home values sit at $457K and rents near $1,350/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Angels Camp, CA good for landlords?
Rental owners in Angels Camp, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How should investors approach Angels Camp, CA?
A careful cash-flow rentals with hands-on management strategy Angels Camp, CA best. The market produces predictable results for that approach at the $457K price point.
What does house hacking look like in Angels Camp, CA?
House hacking in Angels Camp, CA is reasonable to execute. Prices around $457K and rents of $1,350/mo solid owner-occupant economics.
What is the typical vacancy rate in Angels Camp, CA?
Rental vacancy in Angels Camp, CA is elevated. Investors should budget normal turnover but not chronic empty units.
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