Location: Calaveras County, CA | Metro: Calaveras County, CA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,180 |
| 1 Bedroom | $1,250 |
| 2 Bedrooms | $1,630 |
| 3 Bedrooms | $2,260 |
| 4 Bedrooms | $2,360 |
| 5 Bedrooms | $2,738 |
| 6 Bedrooms | $3,067 |
| 7 Bedrooms | $3,312 |
| 8 Bedrooms | $3,478 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,630 | $349,815 | 0.47% | F |
| 3BR | $2,260 | $474,504 | 0.48% | F |
| 4BR | $2,360 | $624,923 | 0.38% | F |
U.S. Census Bureau data (2024)
The ZIP code 95222, Angels Camp, CA, presents an interesting scenario for real estate investors. The Fair Market Rent (FMR) for the area is set at $1,500 for the fiscal year 2026, which is notably lower than the market rent of $1,905. This suggests that there is potential for higher yields if properties can be rented out at the market rate rather than the FMR.
A property valued at $445,620 could generate significant cash flow if leased at the market rate. Assuming a mortgage payment of approximately $2,000 per month based on typical financing terms, the rental income would cover a substantial portion of this expense. The difference between the FMR and market rent indicates a potential for additional profit margins, making it a high-yield market when compared to the average rental rates.
However, the stability of the market is less favorable. With only 16.9% of residents being renters, the pool of potential tenants is relatively small, which could impact vacancy rates and the ability to quickly find new tenants. Additionally, the median household income in the area is $70,930, which is below the national average. This figure suggests that tenants may have limited financial flexibility, potentially leading to higher risks of late payments or defaults.
The lack of data on the number of days on market (DOM) for rentals makes it difficult to assess how quickly properties can be leased. However, given the low percentage of renters, it's reasonable to assume that finding tenants might take longer than in areas with a higher concentration of renters.
In summary, Angels Camp, CA, is best classified as a high-yield/low-stability market. The potential for higher rental income above the FMR is attractive, but the smaller tenant pool and lower median income levels introduce significant risks that need to be carefully managed.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.