1080 San Miguel Rd #134 · Concord, CA 94518

$225,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 73 Days on market

Est $210k · 7% over ↓ 3% since listing

---

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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• ARV discount +4.3/15.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In-Ready Double-Wide Home in a Family Park Perfect for a Growing Family! Welcome to your new home! This spacious 2-bedroom, 2-bath double-wide mobile home offers comfort, convenience, and community living all in one. Home Features: Open layout with a large living room and a cozy family room perfect for entertaining or relaxing. Bright kitchen with ample cabinet and counter space. Generous storage throughout, including multiple closets and a dedicated laundry area inside the home. Enclosed patio room, ideal for an office, hobby space, or peaceful retreat. Outdoor deck for enjoying afternoon tea or weekend get-togethers. REDUCED. Two storage sheds in the backyard for tools, bikes, and m

Key facts

• Enclosed patio room
• Clubhouse
• Community pool

Tags

• DOUBLE-WIDE MOBILE HOME
• LARGE LIVING ROOM
• ENCLOSED PATIO ROOM
• COMMUNITY POOL
• CLUBHOUSE
• WALKING DISTANCE TO BART

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in Concord — 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 65/100 on livability (#397 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, housing B; Watch: schools C-, crime F, amenities F.
• 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 (+2.8%/yr); 128 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $7k 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 + 2.8% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1080 San Miguel Rd #134	0.00mi	2/2.0	1,440 (0%)	1mo	$205,000	$142	100
45 Terrace Dr	0.47mi	2/2.0	1,368 (-5%)	14mo	$285,000	$208	58
69 Terrace Dr	0.50mi	2/2.0	1,368 (-5%)	15mo	$200,000	$146	56

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $645
• Equity at exit: $33,548

10-year hold

• IRR: 9.7%
• Equity multiple: 1.74×
• Total profit: $46,700
• Equity at exit: $19,454

Cash invested: $63,000 (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 94518

• Rents YoY: 2.8%
• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $592

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 73%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 San Miguel Rd Concord, CA	1.0–2.0	1.0–1.5	890	$2,590	$2.91	20d	1	0.04mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,545	$2.35	3d	5	0.44mi
3213 Windsor Pl Concord, CA	3.0	2.0	1664	$4,170	$2.51	24d	1	0.49mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	24d	1	0.54mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	24d	1	0.63mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	24d	1	0.65mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	3d	3	0.70mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	24d	2	0.70mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	11d	9	0.71mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	24d	5	0.75mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	4d	1	0.79mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	2d	11	0.79mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$3,696	$3.54	2d	13	0.80mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	24d	1	0.81mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	0.85mi
2848 Saint Joseph Dr Concord, CA	3.0	2.0	1520	$4,495	$2.96	3d	1	0.85mi
1590 Detroit Ave Concord, CA	2.0	1.0	878	$2,500	$2.85	24d	1	0.89mi
1751 Ellis St Concord, CA	1.0–2.0	1.0	795	$2,348	$2.95	3d	3	0.90mi
1730 Adelaide St Concord, CA	2.0	1.0	940	$2,210	$2.35	24d	1	0.91mi
1790 Ellis St #12 Concord, CA	2.0	2.0	1025	$2,650	$2.59	24d	1	0.91mi
1770 Adelaide St Concord, CA	1.0–2.0	1.0	800	$1,999	$2.50	17d	1	0.94mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	22d	1	0.96mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$2,300	$2.62	15d	27	1.00mi
1905 Concord Blvd Concord, CA	2.0	1.0–2.0	1019	$3,173	$3.11	2d	18	1.00mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	1.00mi
1880 Parkside Dr Concord, CA	2.0	1.0	950	$2,300	$2.42	2d	1	1.22mi
2477 Pacheco St Concord, CA	3.0	2.0	1200	$3,400	$2.83	18d	1	1.30mi
3066 Willow Pass Rd Concord, CA	2.0	1.5	1200	$2,245	$1.87	2d	1	1.31mi
3651 Treat Blvd Concord, CA	3.0	2.0	1800	$3,395	$1.89	24d	1	1.38mi
2520 Ryan Rd Concord, CA	2.0	2.0	1012	$2,750	$2.72	24d	1	1.45mi
1039 Mohr Ln Unit C Concord, CA	2.0	1.5	900	$2,300	$2.56	22d	1	1.50mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-03-21
   price $225,000
3. 2026-02-12
   listed $233,000 Active

ⓘ 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 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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,608
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$6,545
• Taxable income: $3,742
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $6,203/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 — Concord

• Score: 65/100
• State rank: #397
• US rank: #13519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, CA
• County: Contra Costa County · 1,059,880 people
• City population: 125,693
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 27,345
• Household income: $112,094
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1071.0

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 29% Two or more races 18% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 64% English-only · Spanish 20% Other Indo-European 5% Chinese 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: ▼ -817.60%
• Current HPI: 149.0257
• Rent YoY: ▲ 2.77%
• 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

-3.4% since first listed

3 events — show timeline

• 2026-04-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-21 Price Changed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-12 Listed $233,000 bridgeMLS, Bay East AOR, or Contra Costa AOR