410 N Civic Dr #303 · Walnut Creek, CA 94596

$259,000

1 bd · 1.0 ba · 528 sqft · Condo public records · 84 Days on market

Built 1972 $842/mo HOA · 36% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Cash flow +4.5/30.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to own a condo in one of the premier buildings within The Keys community. This centrally located unit is just minutes from the clubhouse, main pool, sauna, gym, tennis courts, and the many amenities offered by the complex. This light-filled 1BR/1BA condo features an inviting living room overlooking a generous shared patio. The interior boasts high ceilings and tall windows that flood the space with natural light, complemented by ample storage including a spacious walk-in closet. Over the years updates include fresh paint, laminate flooring, brand-new light fixtures, wooden kitchen cabinetry, and granite countertops. The unit is conveniently located on the third floor of an elevator-equipped building. It includes one assigned parking space in the common garage, with laundry facilities located on the 5th floor. The resort-like complex offers three pools, tennis courts, a clubhouse, a sauna, a gym, and guest parking. Enjoy a highly walkable lifestyle with easy access to BART, downtown Walnut Creek, local trails, and the desirable Walnut Creek School District.

Key facts

• Tall windows
• Fresh paint
• Walk-in closet

Tags

• SHARED PATIO
• HIGH CEILINGS
• TALL WINDOWS
• AMPLE STORAGE
• WALK-IN CLOSET
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $-662 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (8.5% below list).
• Recommended offer: $142k (45.2% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 1.1% in Walnut Creek — 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 75/100 on livability (#113 in CA, #4,005 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: crime D+, amenities F, cost of living F.
• Acalanes Union High (suburban): math 73% / reading 85% proficiency, ranked #21 of 517 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+4.4%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $99k; list at $259k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $141,996 (45.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. Crime grade is D 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.96%
• DSCR: 0.51
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -33.5%
• Equity multiple: -0.11×
• Total profit: $-80,298
• Equity at exit: $38,618

10-year hold

• IRR: -29.6%
• Equity multiple: -0.49×
• Total profit: $-108,042
• Equity at exit: $22,394

Cash invested: $72,520 (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 94596

• Rents YoY: 4.4%
• Active inventory: 111
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$108
• HOA: −$842
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-662

Break-even live

Break-even rent $3,209

Max offer price $141,996

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-589	+0% $-662	+5% $-736	+10% $-809
Rent	-10% $-850	-5% $-756	+0% $-662	+5% $-569	+10% $-475
Rate	-1.0pp $-532	-0.5pp $-596	base $-662	+0.5pp $-729	+1.0pp $-798

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 N Civic Dr #202 Walnut Creek, CA	1.0	1.0	746	$2,150	$2.88	2d	1	0.07mi
450 N Civic Dr Walnut Creek, CA	1.0	1.0	682	$2,249	$3.30	0d	1	0.09mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	2d	1	0.11mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	0d	1	0.11mi
490 N Civic Dr Walnut Creek, CA	1.0	1.0	525	$1,995	$3.80	0d	1	0.16mi
530 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0	752	$2,486	$3.30	0d	15	0.21mi
55 Drake Ct Walnut Creek, CA	1.0	1.0	550	$2,995	$5.45	0d	1	0.23mi
161 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0–2.0	843	$2,859	$3.39	0d	9	0.36mi
2383 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	915	$2,603	$2.84	0d	4	0.40mi
1555 Riviera Ave Walnut Creek, CA	1.0–2.0	1.0–2.0	750	$2,821	$3.76	0d	6	0.43mi
1011 Ygnacio Valley Rd Walnut Creek, CA	3.0	1.0–2.0	863	$2,767	$3.20	0d	3	0.44mi
2562 Walnut Blvd #56 Walnut Creek, CA	1.0	1.0	658	$2,050	$3.12	0d	1	0.50mi
1295 Homestead Ave Walnut Creek, CA	1.0–2.0	1.0–2.0	760	$2,260	$2.97	0d	3	0.51mi
2591 Walnut Blvd Unit Adu Walnut Creek, CA	2.0	1.0	480	$2,750	$5.73	0d	1	0.56mi
1910 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	937	$2,920	$3.11	0d	7	0.58mi
101 Pringle Ave Walnut Creek, CA	3.0	1.0–2.0	876	$3,759	$4.29	0d	31	0.62mi
2634 Baldwin Ln Unit 1 Walnut Creek, CA	2.0	1.0	750	$2,450	$3.27	25d	1	0.66mi
1407 Marchbanks Dr Walnut Creek, CA	1.0	1.0	665	$2,150	$3.23	0d	1	0.68mi
1217 Montego Unit 11 Walnut Creek, CA	1.0	1.0	725	$2,100	$2.90	3d	1	0.68mi
1770 Carmel Dr Walnut Creek, CA	1.0	1.0	525	$2,095	$3.99	0d	1	0.70mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,675	$3.36	8d	2	0.72mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,572	$3.24	0d	3	0.72mi
1756 Carmel Dr Walnut Creek, CA	1.0–2.0	1.0	690	$2,188	$3.17	0d	8	0.73mi
1730 Lacassie Ave Apt 7 Walnut Creek, CA	1.0	1.0	675	$2,095	$3.10	11d	1	0.73mi
1716 N Main St Walnut Creek, CA	2.0	1.0–2.0	865	$4,000	$4.62	0d	1	0.74mi
114 Sharene Ln Walnut Creek, CA	1.0–2.0	1.0–2.0	787	$2,060	$2.62	0d	10	0.74mi
1800 Lacassie Ave Walnut Creek, CA	1.0	1.0	790	$4,028	$5.10	0d	10	0.78mi
101 Kinross Dr #4 Walnut Creek, CA	1.0	1.0	550	$1,995	$3.63	6d	1	0.79mi
101 Kinross Dr Walnut Creek, CA	1.0–2.0	1.0–2.0	773	$1,975	$2.55	25d	2	0.79mi
155 Sharene Ln #213 Walnut Creek, CA	1.0	1.0	695	$2,095	$3.01	2d	1	0.84mi
155 Sharene Ln #213 Walnut Creek, CA	1.0	1.0	695	$2,095	$3.01	0d	1	0.84mi
1812 Trinity Ave Walnut Creek, CA	1.0–2.0	1.0	850	$2,899	$3.41	0d	5	0.88mi
1755 Trinity Ave Walnut Creek, CA	1.0	1.0	675	$2,448	$3.63	0d	3	0.90mi
1851 Trinity Ave Walnut Creek, CA	1.0	1.0	675	$2,095	$3.10	18d	1	0.94mi
1330 Mount Pisgah Rd Unit D Walnut Creek, CA	1.0	1.0	624	$1,995	$3.20	25d	1	0.95mi
1001 Harvey Dr Walnut Creek, CA	3.0	1.0–3.0	1064	$3,120	$2.93	0d	1	1.01mi
1445 Treat Blvd Walnut Creek, CA	1.0–2.0	1.0–2.0	871	$1,921	$2.21	0d	1	1.02mi
1380 N California Blvd Walnut Creek, CA	2.0	1.0	653	$3,626	$5.55	0d	8	1.02mi
3050 Del Hombre Ln Walnut Creek, CA	1.0–2.0	1.0–2.0	967	$3,058	$3.16	0d	18	1.15mi
1384 Oakland Blvd Walnut Creek, CA	1.0	1.0	610	$1,995	$3.27	0d	1	1.16mi

HOA detail condo

• Monthly dues: $842 · $10,104/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-01
   days on market $259,000 Active 84 DOM
2. 2026-05-31
   days on market $259,000 Active 83 DOM
3. 2026-03-09
   listed $259,000 Active 1095-char remark

   Show marketing remark (1095 chars)

   Excellent opportunity to own a condo in one of the premier buildings within The Keys community. This centrally located unit is just minutes from the clubhouse, main pool, sauna, gym, tennis courts, and the many amenities offered by the complex. This light-filled 1BR/1BA condo features an inviting living room overlooking a generous shared patio. The interior boasts high ceilings and tall windows that flood the space with natural light, complemented by ample storage including a spacious walk-in closet. Over the years updates include fresh paint, laminate flooring, brand-new light fixtures, wooden kitchen cabinetry, and granite countertops. The unit is conveniently located on the third floor of an elevator-equipped building. It includes one assigned parking space in the common garage, with laundry facilities located on the 5th floor. The resort-like complex offers three pools, tennis courts, a clubhouse, a sauna, a gym, and guest parking. Enjoy a highly walkable lifestyle with easy access to BART, downtown Walnut Creek, local trails, and the desirable Walnut Creek School District.

4. 2006-07-23
   historical
5. 2006-06-09
   listed
6. 2000-04-18
   soldstatus $99,000
7. 2000-04-18
   listed $99,000
8. 1988-10-05
   soldstatus $72,000

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,452
• − Mortgage interest: −$14,508
• − Property taxes: −$2,728
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$10,104
• − Depreciation: −$7,535
• Taxable loss: −$12,269
• Est. tax savings @ 24.0%: +$2,945
• After-tax cash flow: $-5,003/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: Acalanes Union High
• NCES district ID: 0601650
• Math proficiency: 73% ▲ 1.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $120,138
• Composite: 73.49/100
• National rank: #179
• State rank: #21 of 517 in CA

Livability — Walnut Creek

• Score: 75/100
• State rank: #113
• US rank: #4005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Creek, CA
• County: Contra Costa County · 1,059,880 people
• City population: 90,740
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 23,417
• Household income: $135,635
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1371.0

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 0.55)
• Race & ethnicity: White 64% Asian 15% Two or more races 13% Hispanic / Latino 11% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Scotch-Irish 4% Portuguese 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -1029.10%
• Current HPI: 351.1193
• Rent YoY: ▲ 4.39%
• 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

+259.7% since first listed

6 events — show timeline

• 2026-03-09 Listed $259,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-07-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-06-09 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-04-18 Listed $99,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-04-18 Sold (MLS) $99,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1988-10-05 Sold (Public Records) $72,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,728 · -0.0% YoY. Source: county tax records.