238 Aloha · Pittsburg, CA 94565

$179,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 45 Days on market

Built 1978 $125/sqft · 107% above area

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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 +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Spacious Floor Plan MOVE IN READY!

Key facts

• Quartz countertops
• Extensive cabinetry
• Plantation shutters

Tags

• NATURAL LIGHT
• QUARTZ COUNTERTOPS
• EXTENSIVE CABINETRY
• BONUS ROOM
• WALK-IN SHOWER
• PLANTATION SHUTTERS

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Located in a senior community; Community amenities: clubhouse, pool, spa, sauna, fitness center, recreation facilities, game room, rec room with fireplace, BBQ and picnic areas, greenbelt, dog park, guest parking, activities available

Exterior

• Parking: 2-car garage spaces; Carport for 2 or more vehicles; 2 covered parking spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home in park (mobile home); Double-wide Sunny model; Single-story with main entry
• Construction: Crawl space foundation
• Exterior features: Front yard; Back yard; Side yard; Low-maintenance landscaping; Shed(s)

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Gas range/cooktop; Free-standing range/oven; Microwave; Self-cleaning oven; Refrigerator
• Bedrooms: 2 bedrooms on main entry/street level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower, updated fixtures and closet; Other bathroom(s) with stall shower and updated fixtures
• Heating & cooling: Forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Bonus/plus room; Dining area; Family room; Mirrored closet doors; Window coverings; Double-pane windows
• Laundry & utility: Laundry room with hookups and cabinets; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.4% in Pittsburg — 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 58/100 on livability (#687 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Pittsburg Unified (suburban): math 21% / reading 35% proficiency, ranked #1,069 of 1,400 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stoneman Elementary (595 students, 82% FRL); Hillview Junior High (910 students, 78% FRL); Pittsburg Senior High (3,494 students, 74% FRL).
• Market conditions: Rents rising (+1.1%/yr); 271 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 35% of the median local income ($96k/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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $105k; list at $180k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 12.78%
• Cash-on-cash: 23.18%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $86,700
• List price: $179,500
• Delta: 107.04%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Maui Dr	0.08mi	2/2.0	1,440 (0%)	2mo	$84,000	$58	95
215 Maui Dr #215	0.05mi	2/2.0	1,440 (0%)	4mo	$85,500	$59	94
237 Aloha Way	0.01mi	2/2.0	1,464 (+2%)	5mo	$175,000	$120	93
210 Kona Crk	0.05mi	3/2.0 (+1)	1,440 (0%)	1mo	$70,000	$49	91
232 Queens Way	0.02mi	2/2.0	1,400 (-3%)	4mo	$87,500	$63	91
16 Surf Dr	0.23mi	2/2.0	1,440 (0%)	0mo	$54,900	$38	89
224 Queens Way #224	0.08mi	2/2.0	1,344 (-7%)	2mo	$85,900	$64	84
61 Pali Way	0.23mi	2/2.0	1,400 (-3%)	3mo	$50,000	$36	82
134 Banyon Dr	0.12mi	2/2.0	1,344 (-7%)	3mo	$133,000	$99	81
202 Queens Way	0.04mi	2/2.0	1,248 (-13%)	1mo	$70,000	$56	75
77 Hilo Dr	0.18mi	3/2.0 (+1)	1,566 (+9%)	2mo	$270,000	$172	71
46 Palm Dr	0.18mi	3/2.0 (+1)	1,277 (-11%)	6mo	$230,000	$180	63

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 · 1.11% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.55×
• Total profit: $27,566
• Equity at exit: $26,764

10-year hold

• IRR: 21.4%
• Equity multiple: 2.65×
• Total profit: $83,157
• Equity at exit: $15,520

Cash invested: $50,260 (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 94565

• Rents YoY: 1.1%
• Active inventory: 271
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $971

Break-even live

Break-even rent $1,570

Max offer price $179,500

Occupancy floor 60%

Sensitivity live

Price	-10% $1,095	-5% $1,033	+0% $971	+5% $909	+10% $847
Rent	-10% $750	-5% $860	+0% $971	+5% $1,081	+10% $1,192
Rate	-1.0pp $1,061	-0.5pp $1,017	base $971	+0.5pp $924	+1.0pp $877

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Meadowbrook Ave Pittsburg, CA	2.0	2.0	1122	$2,600	$2.32	45d	1	0.15mi
948 Golden Leaf Way Pittsburg, CA	3.0	2.0	1386	$3,400	$2.45	45d	1	0.24mi
2221 Lynbrook Dr Pittsburg, CA	3.0	2.0	1365	$3,195	$2.34	45d	1	0.39mi
3809 Lassen Dr Pittsburg, CA	3.0	1.5	1650	$2,925	$1.77	0d	1	0.47mi
500 Loveridge Cir Pittsburg, CA	1.0–3.0	1.0–2.0	825	$2,428	$2.94	0d	10	0.54mi
110 Dias Cir Pittsburg, CA	1.0–3.0	1.0–2.0	819	$2,385	$2.91	0d	17	0.57mi
17 Lorraine Ave Pittsburg, CA	3.0	1.5	1180	$2,700	$2.29	20d	1	0.73mi
3724 Gladstone Dr Pittsburg, CA	3.0	2.0	1356	$3,195	$2.36	0d	1	0.76mi
240 Benjamin Ave Pittsburg, CA	3.0	2.0	1379	$3,139	$2.28	4d	1	0.80mi
60 Xena Ct Pittsburg, CA	3.0	2.5	1805	$3,200	$1.77	45d	1	0.85mi
30 Castlewood Dr Pittsburg, CA	1.0–2.0	1.0	793	$2,640	$3.33	0d	3	0.90mi
1000 Pheasant Dr Pittsburg, CA	1.0–2.0	1.0–2.5	879	$2,795	$3.18	25d	29	1.04mi
241 W Buchanan Rd Pittsburg, CA	1.0–2.0	1.0–2.0	840	$2,660	$3.17	0d	13	1.11mi
2205 E Leland Rd Pittsburg, CA	1.0–2.0	1.0–2.0	847	$2,294	$2.71	0d	18	1.11mi
1353 Pine St Pittsburg, CA	3.0	2.0	1369	$2,750	$2.01	6d	1	1.19mi
1341 Maple St Pittsburg, CA	2.0	1.0	1299	$2,550	$1.96	23d	1	1.19mi
1346 Redwood St Pittsburg, CA	3.0	1.5	1066	$2,915	$2.73	18d	1	1.22mi
99 Liberty Ct Pittsburg, CA	3.0	2.5	1802	$3,600	$2.00	45d	1	1.28mi
706 E 12th St Pittsburg, CA	2.0	1.0	939	$2,490	$2.65	25d	1	1.29mi
706 E 12th St Pittsburg, CA	2.0	1.0	935	$2,490	$2.66	23d	1	1.29mi

Listing history 19 events

1. 2026-06-21
   days on market $179,500 Active 45 DOM
2. 2026-06-18
   days on market $179,500 Active 42 DOM
3. 2026-06-17
   days on market $179,500 Active 41 DOM
4. 2026-06-16
   days on market $179,500 Active 40 DOM
5. 2026-06-15
   days on market $179,500 Active 39 DOM
6. 2026-06-13
   days on market $179,500 Active 37 DOM
7. 2026-06-13
   days on market $179,500 Active 36 DOM
8. 2026-06-09
   days on market $179,500 Active 33 DOM
9. 2026-06-08
   days on market $179,500 Active 32 DOM
10. 2026-06-07
    days on market $179,500 Active 31 DOM
11. 2026-06-04
    days on market $179,500 Active 28 DOM
12. 2026-06-03
    days on market $179,500 Active 27 DOM
13. 2026-06-02
    days on market $179,500 Active 26 DOM
14. 2026-06-01
    days on market $179,500 Active 25 DOM
15. 2026-05-31
    days on market $179,500 Active 24 DOM
16. 2026-05-07
    listed $179,500 Active 1269-char remark
17. 2019-12-30
    soldstatus $104,900 Sold 44-char remark

    Show marketing remark (44 chars)

    Beautiful Spacious Floor Plan MOVE IN READY!

18. 2019-11-18
    status Pending 44-char remark

    Show marketing remark (44 chars)

    Beautiful Spacious Floor Plan MOVE IN READY!

19. 2019-10-07
    listed $104,900 New 44-char remark

    Show marketing remark (44 chars)

    Beautiful Spacious Floor Plan MOVE IN READY!

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,590
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − Depreciation: −$5,222
• Taxable income: $9,349
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $9,407/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: Pittsburg Unified
• NCES district ID: 0630600
• Math proficiency: 21% ▲ 1.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $55,872
• Composite: 27.99/100
• National rank: #12238
• State rank: #1069 of 1400 in CA

Livability — Pittsburg

• Score: 58/100
• State rank: #687
• US rank: #20922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, CA
• County: Contra Costa County · 1,059,880 people
• City population: 100,488
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 100,488
• Household income: $95,556
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 3942.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 19% Asian 17% White 16% Black 13% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Italian 1% Russian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 47% English-only · Spanish 37% Tagalog/Filipino 6% Other Indo-European 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: ▼ -478.40%
• Current HPI: 376.2576
• Rent YoY: ▲ 1.11%
• 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

+71.1% since first listed

4 events — show timeline

• 2026-05-07 Listed $179,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-12-30 Sold (MLS) $104,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-11-18 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-10-07 Listed $104,900 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.2%/yr

Latest (2025): $229 · +5.1% YoY. Source: county tax records.