103 Diana Way · Antioch, CA 94509

$95,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 13 Days on market

Built 1978 Est $77k · 23% over ↓ 49% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.8/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to buy this mobile home with updated features including roof and kitchen updated around 7-8 years ago. Kitchen offers an open concept which includes, pantry, broom closet, deep kitchen double sink, dishwasher, gas stove top, built in oven and microwave, lighting and includes a new refrigerator. Master Bath has extra wide walk-in shower and sink to allow for wheel chair access. Updated laminent flooring throughout a large portion of the home the rest is in carpet. Has a large laundry room with washer and dryer included. Enjoy the outdoors enjoying the recently installed modern day decking with redwood railing along with two newer lifts. For added storage a newer Extra Large Tuff Shed was recently built.

Key facts

• 2 garage spots
• Community pool
• Built 1978

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs; verify rules); Senior community; Clubhouse; Fitness center; Community pool; Activities available; Guest parking

Exterior

• Parking: 2-car garage spaces; Carport for 2 or more vehicles; 2 covered parking spaces
• Security: Gated community
• Utilities: Individual electric meter; Individual gas meter
• Home design: Manufactured in park (mobile home); Double wide model (Biscayne); 1,536 total building area
• Construction: Siding exterior; Double wide manufactured home
• Exterior features: Low-maintenance yard; Level lot

Interior

• Kitchen: Dishwasher; Built-in oven; Disposal; Pantry; Refrigerator
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Water-heater energy efficiency feature
• Interior features: Pantry; Dining area; Family room; Accessible full bathroom; Stair lift; Accessible doors; Low-maintenance exterior
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Cap rate 26.2% vs local median 3.9% in Antioch — 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 56/100 on livability (#782 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Antioch Unified (suburban): math 29% / reading 55% proficiency, ranked #200 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 206 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.84% ✓
• Cap rate: 26.16%
• Cash-on-cash: 70.95%
• DSCR: 4.16
• GRM: 2.9

CMA / ARV

• ARV (median comp): $77,283
• List price: $95,000
• Delta: -10.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Mark Ln	0.10mi	2/2.0	1,536 (0%)	1mo	$95,000	$62	94
45 Mark Ln	0.12mi	2/2.0	1,568 (+2%)	7mo	$88,500	$56	85
98 Diana Way	0.05mi	2/2.0	1,440 (-6%)	4mo	$60,000	$42	84
91 Diana Way	0.03mi	2/2.0	1,440 (-6%)	5mo	$62,000	$43	84
101 Diana Way	0.02mi	2/2.0	1,632 (+6%)	7mo	$66,900	$41	83
120 Paulette Way	0.01mi	2/2.0	1,440 (-6%)	10mo	$38,000	$26	80
41 Mark Ln #41	0.11mi	2/2.0	1,536 (0%)	20mo	$57,000	$37	78
36 Creekside Dr #36	0.06mi	3/2.0 (+1)	1,536 (0%)	18mo	$109,000	$71	77
121 Paulette	0.02mi	2/2.0	1,440 (-6%)	15mo	$89,000	$62	76
90 Diana Way #90	0.02mi	2/2.0	1,440 (-6%)	23mo	$85,000	$59	70
15 Bradley Ln	0.16mi	2/2.0	1,440 (-6%)	17mo	$40,000	$28	68

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 · 1.09% rent growth · sell at horizon

5-year hold

• IRR: 68.4%
• Equity multiple: 3.99×
• Total profit: $79,657
• Equity at exit: $14,165

10-year hold

• IRR: 72.0%
• Equity multiple: 7.70×
• Total profit: $178,155
• Equity at exit: $8,214

Cash invested: $26,600 (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 94509

• Rents YoY: 1.1%
• Active inventory: 206
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$498
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,573

Break-even live

Break-even rent $709

Max offer price $95,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,626	-5% $1,600	+0% $1,573	+5% $1,546	+10% $1,519
Rent	-10% $1,359	-5% $1,466	+0% $1,573	+5% $1,679	+10% $1,786
Rate	-1.0pp $1,620	-0.5pp $1,597	base $1,573	+0.5pp $1,548	+1.0pp $1,523

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Sequoia Dr Antioch, CA	3.0	2.0	1058	$2,795	$2.64	44d	1	0.24mi
2608 Nevada Ln Antioch, CA	3.0	1.5	1056	$2,450	$2.32	44d	1	0.67mi
1902 San Jose Dr Antioch, CA	3.0	2.0	1152	$3,100	$2.69	44d	1	0.82mi
1312 Mission Dr Antioch, CA	3.0	2.0	1440	$2,975	$2.07	5d	1	0.87mi
2725 Entrada Cir Antioch, CA	3.0	2.0	1302	$2,000	$1.54	18d	1	0.95mi
2201 Sycamore Dr Antioch, CA	1.0–3.0	1.0–2.0	1015	$1,922	$1.89	0d	10	0.95mi
2221 Dogwood Way Antioch, CA	3.0	2.0	1154	$2,995	$2.60	44d	1	1.09mi
2112 Banyan Way Antioch, CA	3.0	2.0	1154	$2,900	$2.51	44d	1	1.15mi
1508 Crestview Dr Antioch, CA	3.0	2.0	1197	$2,949	$2.46	44d	1	1.23mi
1209 Tulip Dr Antioch, CA	3.0	2.0	1344	$2,995	$2.23	44d	1	1.32mi
1600 Aster Dr Antioch, CA	1.0–3.0	1.0–2.0	838	$2,564	$3.06	0d	8	1.37mi
3724 Gladstone Dr Pittsburg, CA	3.0	2.0	1356	$3,195	$2.36	0d	1	1.41mi
60 Xena Ct Pittsburg, CA	3.0	2.5	1805	$3,200	$1.77	44d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Coming Soon 13 DOM
2. 2026-06-17
   days on market $95,000 Coming Soon 12 DOM
3. 2026-06-16
   days on market $95,000 Coming Soon 11 DOM
4. 2026-06-15
   days on market $95,000 Coming Soon 10 DOM
5. 2026-06-13
   days on market $95,000 Coming Soon 8 DOM
6. 2026-06-13
   days on market $95,000 Coming Soon 7 DOM
7. 2026-06-09
   days on market $95,000 Coming Soon 4 DOM
8. 2026-06-08
   days on market $95,000 Coming Soon 3 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $95,000 Coming Soon 2 DOM
10. 2026-05-08
    historical $68,888 736-char remark

    Show marketing remark (736 chars)

    Great opportunity to buy this mobile home with updated features including roof and kitchen updated around 7-8 years ago. Kitchen offers an open concept which includes, pantry, broom closet, deep kitchen double sink, dishwasher, gas stove top, built in oven and microwave, lighting and includes a new refrigerator. Master Bath has extra wide walk-in shower and sink to allow for wheel chair access. Updated laminent flooring throughout a large portion of the home the rest is in carpet. Has a large laundry room with washer and dryer included. Enjoy the outdoors enjoying the recently installed modern day decking with redwood railing along with two newer lifts. For added storage a newer Extra Large Tuff Shed was recently built.

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$453/yr (+$38/mo · 168.2%)

ⓘ 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 7 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,397
• − Mortgage interest: −$5,321
• − Property taxes: −$269
• − Insurance: −$475
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$2,764
• Taxable income: $18,384
• Est. tax owed @ 24.0%: −$4,412
• After-tax cash flow: $14,459/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: Antioch Unified
• NCES district ID: 0602850
• Math proficiency: 29% ▲ 12.00%
• Reading proficiency: 55% ▲ 25.00%
• Median HH income: $65,935
• Composite: 37.57/100
• National rank: #4386
• State rank: #200 of 517 in CA

Livability — Antioch

• Score: 56/100
• State rank: #782
• US rank: #22472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antioch, CA
• County: Contra Costa County · 1,059,880 people
• City population: 116,477
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 70,090
• Household income: $86,196
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 3063.0

Population outlook (Contra Costa County) Hauer SSP2

• Today (2025): 1,287,720 people
• By 2030: 1,364,937 · +6.0%
• By 2040: 1,506,209 · +17.0%
• By 2050: 1,624,373 · +26.1%
• By 2075: 1,853,193 · +43.9%
• By 2100: 1,901,231 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 43% White 25% Two or more races 18% Black 16% Asian 9% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Russian 2% Italian 2% Lithuanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 29% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · Contra Costa

• 2024 margin: Solid D (+38.0) · D 67.3% · R 29.4% · Other 3.3%
• 2008→2024 swing: +0.2pp no change · 2008: 37.8pp · 2024: 38.0pp
• All cycles: 2024: D+38.0 2020: D+45.3 2016: D+43.5 2012: D+33.7 2008: D+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -477.30%
• Current HPI: 309.3499
• Rent YoY: ▲ 1.09%
• Metro: San Francisco-Oakland-Berkeley, CA
• 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

-49.2% since first listed

4 events — show timeline

• 2026-05-26 Sold (MLS) $35,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-19 Listed $68,888 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Coming Soon $68,888 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.3%/yr

Latest (2025): $269 · +4.7% YoY. Source: county tax records.