2050 Monument #8 · Pleasant Hill, CA 94523

$120,000

2 bd · 1.0 ba · 563 sqft · Manufactured · 14 Days on market

Built 1959 Est $122k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter 1-2 bedroom home. Close to restaurants, coffee shops, stores, banks and freeway. About 2 miles to Pleasant Hill Bart station.

Key facts

• Built in storage
• Open concept living
• Large sunroom

Tags

• OPEN CONCEPT LIVING
• LARGE SUNROOM
• TILED SHOWER
• FRESHLY REGLAZED TUB
• BUILT IN STORAGE
• GAS RANGE

Property features AI

Finance

• HOA & community: Park Royale community; Community pool; Community laundry; Guest parking; Greenbelt

Exterior

• Parking: Covered parking for 2 vehicles; Total of 2 garage/covered spaces
• Utilities: Has heating; Wall/window unit cooling
• Home design: Manufactured in park (mobile home); Single wide body type
• Construction: Shed(s) on property
• Exterior features: Side yard; Low-maintenance yard; In-ground pool (fenced)

Interior

• Kitchen: Gas range / cooktop; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall/window cooling unit(s)
• Interior features: Solid surface countertops; Window coverings; Sun porch
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 17.5% vs local median 1.9% in Pleasant Hill — 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 74/100 on livability (#128 in CA, #4,415 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, schools A-; Watch: crime D, cost of living 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 flat; 109 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $830 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 + 0.8% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1959 — 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 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?
4. 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?
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: 2.05% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.90%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $121,608
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 The Trees Dr #24	0.42mi	1/1.0 (-1)	576 (+2%)	9mo	$124,400	$216	64

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 2.38×
• Total profit: $46,347
• Equity at exit: $17,892

10-year hold

• IRR: 39.4%
• Equity multiple: 4.30×
• Total profit: $110,921
• Equity at exit: $10,375

Cash invested: $33,600 (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 94523

• Rents YoY: 0.8%
• Active inventory: 109
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $1,117

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 50%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Monument Blvd Concord, CA	2.0	1.0–2.0	615	$2,490	$4.05	5d	6	0.16mi
133 Clarie Dr Unit A Pleasant Hill, CA	2.0	1.0	720	$2,500	$3.47	24d	1	0.40mi
100 Boyd Rd Pleasant Hill, CA	1.0	1.0	525	$2,016	$3.84	1d	2	0.63mi
85 Cleaveland Rd Pleasant Hill, CA	2.0	1.0–2.0	839	$4,570	$5.44	1d	8	0.64mi
1551 Lacey Ct #2 Concord, CA	1.0	1.0	680	$1,850	$2.72	20d	1	0.69mi
81 Mayhew Way Walnut Creek, CA	2.0	1.0	578	$2,524	$4.37	1d	21	0.69mi
1125 Lacey Ln #4 Concord, CA	1.0	1.0	680	$1,850	$2.72	24d	1	0.70mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	23d	1	0.76mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	5d	1	0.76mi
212 Gregory Ln Pleasant Hill, CA	1.0	1.0	625	$2,100	$3.36	24d	1	0.81mi
203 Coggins Dr Pleasant Hill, CA	1.0–2.0	1.0–2.0	870	$3,330	$3.83	3d	4	0.89mi
1400 Contra Costa Blvd Pleasant Hill, CA	1.0–2.0	1.0	825	$2,937	$3.56	1d	4	0.89mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	16d	1	0.94mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	1d	3	0.96mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	24d	1	0.98mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	24d	1	0.98mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	20d	1	1.01mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	3d	1	1.01mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.02mi
100 Ellinwood Dr Pleasant Hill, CA	2.0	1.0	680	$2,350	$3.46	1d	1	1.03mi
2982 Santos Ln #987 Walnut Creek, CA	1.0	1.0	697	$2,890	$4.15	17d	1	1.05mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	24d	2	1.07mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	2d	3	1.07mi
3128 Oak Rd Walnut Creek, CA	2.0	1.0–2.0	700	$2,985	$4.26	1d	56	1.07mi
121 Roble Rd Walnut Creek, CA	2.0	1.0–2.0	739	$3,270	$4.42	1d	1	1.11mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	11d	9	1.13mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	24d	1	1.16mi
3050 Del Hombre Ln Walnut Creek, CA	1.0–2.0	1.0–2.0	967	$4,531	$4.68	1d	17	1.17mi
3081 N Main St Walnut Creek, CA	2.0	1.0	654	$2,622	$4.01	24d	1	1.20mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	18d	1	1.23mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	24d	1	1.23mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	21d	1	1.23mi
1001 Harvey Dr Walnut Creek, CA	3.0	1.0–3.0	1064	$3,597	$3.38	1d	1	1.29mi
91 Santa Barbara Rd Pleasant Hill, CA	1.0–2.0	1.0–2.0	800	$2,895	$3.62	24d	4	1.30mi
1445 Treat Blvd Walnut Creek, CA	1.0–2.0	1.0–2.0	871	$2,853	$3.28	1d	1	1.31mi

Listing history 10 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-16
   days on market $120,000 Active 12 DOM
4. 2026-06-15
   days on market $120,000 Active 11 DOM
5. 2026-06-13
   days on market $120,000 Active 9 DOM
6. 2026-06-13
   days on market $120,000 Active 8 DOM
7. 2026-06-10
   days on market $120,000 Active 5 DOM
8. 2026-06-08
   days on market $120,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $120,000 Active 3 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 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: $29,569
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$3,491
• Taxable income: $12,225
• Est. tax owed @ 24.0%: −$2,934
• After-tax cash flow: $10,474/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 — Pleasant Hill

• Score: 74/100
• State rank: #128
• US rank: #4415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, CA
• County: Contra Costa County · 1,059,880 people
• City population: 34,592
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 34,592
• Household income: $142,586
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1216.0

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 0.63)
• Race & ethnicity: White 56% Asian 17% Hispanic / Latino 15% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 7% Other Indo-European 5% Chinese 3%

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: ▼ -889.21%
• Current HPI: 277.4002
• Rent YoY: ▲ 0.77%
• 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

+71.4% since first listed

6 events — show timeline

• 2026-06-04 Listed $120,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-06-21 Sold (MLS) $60,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-05-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-02-02 Price Changed $65,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-12-09 Price Changed $68,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-08-11 Listed $70,000 bridgeMLS, Bay East AOR, or Contra Costa AOR