344 Via Valencia #130 · Pacheco, CA 94553

$138,888

2 bd · 1.0 ba · 720 sqft · Manufactured · 196 Days on market

Built 1972 Est $169k · 18% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

344 Via Valencia, is a Single Wide MH that has been partially remodeled. The floorplan in this 2 Bedroom, 1 Bath, 720 square foot home is wide openwith a good size Kitchen & Family Room Combo. Recent upgrades to this MH include Quartz Counter tops, newer Appliances & Linoleum Floors in Kitchen, new Vanity over Cabinets, Counter tops & Shower Surrounds in Bathroom. The original paneled walls in both Bedrooms have come alive with a touch of soft gray paint. Most Single Wide's have a smaller "footprint" which results in bigger Yard Space - and this MH is no exception. You will also enjoy all the wonderful amenities that Rancho Diablo MH Park has to offer including Club House, Pool & Spa, and many year round activities for its Senior residents. The nearby Shopping, Parks, and Schools in Pleasant Hill & the upscale Veranda in Concord, are some some of the most desirable destinations in CONTRA COSTA. All of this for $115,000. Home and Termite Inspections have not been on this MH which is very rare for a home being sold by Old Harbour Company. Although newer Vinyl Windows have been installed, new flooring should be added throughout the MH and we suggest a Home, Termite & Roof Inspection for any potential Buyer.

Key facts

• Stone counter tops
• Updated bathroom
• 2 parking spots

Tags

• UPDATED BATHROOM
• STONE COUNTER TOPS
• WATER PROOF VINYL FLOORS
• FRESHLY PAINTED INTERIOR
• STAINLESS-STEEL REFRIGERATOR
• STAINLESS-STEEL STOVE

Property features AI

Finance

• Other: Property condition noted as updated/remodeled; Restrictions: Other
• HOA & community: Association fee listed as 0

Exterior

• Parking: Carport with 2 covered spaces (2 total parking spaces)
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured in park (Single Wide); Model: Whittier; Built in 1972
• Construction: Single wide manufactured home; Vinyl skirting
• Exterior features: Located in Rancho Diablo Mobile Home Park; Vinyl skirting; Updated/remodeled

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning; Updated/remodeled condition
• Laundry & utility: Stacked washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#42 in CA, #1,544 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living D+, schools D.
• Mt. Diablo Unified (suburban): math 36% / reading 45% proficiency, ranked #202 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 185 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $960 of loan paydown is wiped out by about $4k 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 + 3.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,221 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.13%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $169,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Vista Grande	0.07mi	2/1.5	720 (0%)	8mo	$145,000	$201	89
344 Via Valencia #130	0.00mi	2/1.0	720 (0%)	21mo	$115,000	$160	82
253 Sinai Dr	0.14mi	2/1.0	720 (0%)	22mo	$185,900	$258	76
287 Aria Dr	0.23mi	2/1.5	732 (+2%)	11mo	$175,000	$239	75
185 Suez	0.36mi	2/1.0	720 (0%)	14mo	$185,000	$257	72
377 Avenida Flores #83	0.05mi	2/1.0	784 (+9%)	15mo	$185,000	$236	71
245 Carob Way #148	0.21mi	2/2.0	800 (+11%)	14mo	$115,000	$144	56
251 Kaimu St	0.26mi	2/1.0	800 (+11%)	23mo	$150,000	$188	50
14 Tunis Pl #132	0.43mi	2/1.0	800 (+11%)	22mo	$188,000	$235	43

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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-252
• Equity at exit: $20,709

10-year hold

• IRR: 10.5%
• Equity multiple: 1.85×
• Total profit: $33,212
• Equity at exit: $12,008

Cash invested: $38,889 (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 94553

• Rents YoY: 3.6%
• Active inventory: 185
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$728
• Tax est. 1.5%: −$174 /mo · $2,083/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $323

Break-even live

Break-even rent $1,755

Max offer price $138,888

Occupancy floor 80%

Sensitivity live

Price	-10% $419	-5% $371	+0% $323	+5% $275	+10% $227
Rent	-10% $152	-5% $238	+0% $323	+5% $409	+10% $494
Rate	-1.0pp $393	-0.5pp $358	base $323	+0.5pp $287	+1.0pp $250

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: $34,722
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Argyll Ave Unit A Concord, CA	1.0	1.0	750	$1,495	$1.99	4d	1	1.20mi
385 Camelback Rd #2 Pleasant Hill, CA	1.0	1.0	614	$2,000	$3.26	25d	1	1.23mi
2780 Argyll Ave Unit B Concord, CA	1.0	1.0	672	$1,750	$2.60	25d	1	1.25mi
501 Ryan Dr Pleasant Hill, CA	2.0	1.0–2.0	660	$3,364	$5.10	0d	6	1.25mi
2125 Northwood Cir Unit D Concord, CA	1.0	1.0	600	$1,725	$2.88	15d	1	1.28mi
313 Camelback Rd Pleasant Hill, CA	1.0	1.0	612	$2,150	$3.51	0d	1	1.30mi
2761 Grant St Concord, CA	1.0	1.0	500	$1,560	$3.12	3d	3	1.37mi
3205 Northwood Dr Concord, CA	1.0	1.0	725	$1,925	$2.66	2d	8	1.40mi
630 Tempe Ct Pleasant Hill, CA	1.0–2.0	1.0	756	$2,450	$3.24	0d	4	1.44mi

Listing history 9 events

1. 2026-06-01
   days on market $138,888 Active 196 DOM
2. 2026-05-31
   days on market $138,888 Active 195 DOM
3. 2026-05-20
   price $138,888
4. 2026-03-12
   price $148,888
5. 2026-03-04
   price $158,888
6. 2025-12-05
   price $164,000
7. 2025-11-17
   listed $174,000 Active
8. 2024-09-09
   soldstatus $115,000 1269-char remark

   Show marketing remark (1269 chars)

   344 Via Valencia, is a Single Wide MH that has been partially remodeled. The floorplan in this 2 Bedroom, 1 Bath, 720 square foot home is wide openwith a good size Kitchen & Family Room Combo. Recent upgrades to this MH include Quartz Counter tops, newer Appliances & Linoleum Floors in Kitchen, new Vanity over Cabinets, Counter tops & Shower Surrounds in Bathroom. The original paneled walls in both Bedrooms have come alive with a touch of soft gray paint. Most Single Wide's have a smaller "footprint" which results in bigger Yard Space - and this MH is no exception. You will also enjoy all the wonderful amenities that Rancho Diablo MH Park has to offer including Club House, Pool & Spa, and many year round activities for its Senior residents. The nearby Shopping, Parks, and Schools in Pleasant Hill & the upscale Veranda in Concord, are some some of the most desirable destinations in CONTRA COSTA. All of this for $115,000. Home and Termite Inspections have not been on this MH which is very rare for a home being sold by Old Harbour Company. Although newer Vinyl Windows have been installed, new flooring should be added throughout the MH and we suggest a Home, Termite & Roof Inspection for any potential Buyer.

9. 2024-08-27
   listed $115,000 1269-char remark

   Show marketing remark (1269 chars)

   344 Via Valencia, is a Single Wide MH that has been partially remodeled. The floorplan in this 2 Bedroom, 1 Bath, 720 square foot home is wide openwith a good size Kitchen & Family Room Combo. Recent upgrades to this MH include Quartz Counter tops, newer Appliances & Linoleum Floors in Kitchen, new Vanity over Cabinets, Counter tops & Shower Surrounds in Bathroom. The original paneled walls in both Bedrooms have come alive with a touch of soft gray paint. Most Single Wide's have a smaller "footprint" which results in bigger Yard Space - and this MH is no exception. You will also enjoy all the wonderful amenities that Rancho Diablo MH Park has to offer including Club House, Pool & Spa, and many year round activities for its Senior residents. The nearby Shopping, Parks, and Schools in Pleasant Hill & the upscale Veranda in Concord, are some some of the most desirable destinations in CONTRA COSTA. All of this for $115,000. Home and Termite Inspections have not been on this MH which is very rare for a home being sold by Old Harbour Company. Although newer Vinyl Windows have been installed, new flooring should be added throughout the MH and we suggest a Home, Termite & Roof Inspection for any potential Buyer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,967
• − Mortgage interest: −$7,780
• − Property taxes: −$2,083
• − Insurance: −$5,813
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$4,040
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,374/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: Mt. Diablo Unified
• NCES district ID: 0626370
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $77,494
• Composite: 37.5/100
• National rank: #4401
• State rank: #202 of 517 in CA

Livability — Pacheco

• Score: 81/100
• State rank: #42
• US rank: #1544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pacheco, CA
• County: Contra Costa County · 1,059,880 people
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 48,643
• Household income: $124,130
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1207.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 17% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 8% Chinese 2% Tagalog/Filipino 2%

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: ▼ -736.61%
• Current HPI: 296.2457
• Rent YoY: ▲ 3.63%
• 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

+20.8% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $138,888 San Francisco MLS
• 2026-03-12 Price Changed $148,888 San Francisco MLS
• 2026-03-04 Price Changed $158,888 San Francisco MLS
• 2025-12-05 Price Changed $164,000 San Francisco MLS
• 2025-11-17 Listed $174,000 San Francisco MLS
• 2024-09-09 Sold (MLS) $115,000 San Francisco MLS
• 2024-08-27 Listed $115,000 San Francisco MLS