376 Avenida Flores #77 · Pacheco, CA 84553

$245,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 161 Days on market

Built 1975 Est $262k · 7% under

---

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 +27.0/30.0
• ARV discount +10.4/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rancho Diablo is a Senior MH Park (age 55 +). 376 Avenida Flores is a classic 1975 Golden West MH, well maintained and tastefully remodeled. You will be very comfortable in this spacious 1440 Sq Ft dwelling with a wide open Living /Dining Room area as well as an eat-in Kitchen or Family Room. The Kitchen was beautifully updated with built-in Appliances and Tile Countertops. Some of the walls are taped & textured drywall and other are traditional wood paneling, professionally painted. There are 2 bedrooms & 2 bathrooms, and the Master Ensuite is larger with much closet space and an extra large Master bathroom. Rancho Diablo MH Park is regarded as one of the finest Senior MH Parks

Key facts

• Built-in appliances
• Tile countertops
• Tastefully remodeled

Tags

• TASTEFULLY REMODELED
• WIDE OPEN LIVING DINING ROOM
• EAT-IN KITCHEN
• BUILT-IN APPLIANCES
• TILE COUNTERTOPS
• EXTRA LARGE MASTER BATHROOM

Property features AI

Finance

• Other: Community pool
• HOA & community: Pets allowed with number and size limits; Senior community; Clubhouse; Greenbelt; Community pool; Sauna; Spa; Activities available; Close to golf course; Laundry (community); RV storage; Park interview required; Urban setting

Exterior

• Parking: 2 garage spaces; Carport for 2 or more; Covered parking (2 spaces); Tandem parking; Awning over car
• Utilities: Cable connected; Natural gas connected; Master electric meter; Master gas meter
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Aluminum siding; Aluminum skirting
• Exterior features: Deck; Rear porch; Awnings; Porch steps; Screened-in patio; Back yard; Front yard; Garden / play area; Landscaped front; Storage area; Mirrored closet door(s)

Interior

• Kitchen: Dishwasher; Gas range / cooktop; Built-in range; Range/oven built-in; Refrigerator; Disposal; Kitchen island; Breakfast bar; Eat-in kitchen; Laminate counters; Pantry; Updated kitchen
• Bedrooms: Primary bedrooms: 2+
• Flooring: Hardwood; Linoleum; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Pantry; Updated kitchen; Family room; Florida / screened room; Formal dining room; Kitchen/family combo; Storage
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (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: 1 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1975 — 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 La Vina	0.18mi	2/2.0	1,440 (0%)	8mo	$157,000	$109	85
368 Avenida Flores #75	0.01mi	2/2.0	1,344 (-7%)	13mo	$229,000	$170	78
162 Algiers Dr #253	0.45mi	2/2.0	1,440 (0%)	2mo	$224,000	$156	78
283 Sudan Loop #28	0.15mi	3/2.0 (+1)	1,500 (+4%)	7mo	$355,000	$237	75
233 Hieber Dr #266	0.24mi	2/2.0	1,344 (-7%)	13mo	$260,000	$193	67
340 Avenida Flores	0.09mi	2/2.0	1,248 (-13%)	8mo	$135,000	$108	66
189 Suez Dr #72	0.32mi	3/2.0 (+1)	1,512 (+5%)	8mo	$300,000	$198	65
281 Aria Dr #143	0.19mi	3/2.0 (+1)	1,288 (-11%)	5mo	$260,000	$202	65
166 Selima Way	0.47mi	3/2.0 (+1)	1,456 (+1%)	11mo	$295,000	$203	62
189 Cairo Dr #53	0.31mi	2/2.0	1,536 (+7%)	16mo	$145,000	$94	61
264 Safari #0204	0.26mi	3/2.0 (+1)	1,256 (-13%)	4mo	$191,000	$152	58
296 Magda Way	0.28mi	3/2.0 (+1)	1,625 (+13%)	13mo	$295,000	$182	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.67×
• Total profit: $46,133
• Equity at exit: $110,163

10-year hold

• IRR: 13.9%
• Equity multiple: 3.07×
• Total profit: $141,830
• Equity at exit: $169,774

Cash invested: $68,600 (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 84553

• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,007 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $256

Break-even live

Break-even rent $2,683

Max offer price $245,000

Occupancy floor 86%

Sensitivity live

Price	-10% $425	-5% $341	+0% $256	+5% $171	+10% $87
Rent	-10% $19	-5% $137	+0% $256	+5% $375	+10% $494
Rate	-1.0pp $379	-0.5pp $318	base $256	+0.5pp $193	+1.0pp $128

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Loma Vista Ave Concord, CA	3.0	2.0	1260	$2,995	$2.38	25d	1	0.93mi
773 Katydid Ct Martinez, CA	3.0	2.5	1582	$3,900	$2.47	24d	1	0.94mi
238 Ladybug Ln Martinez, CA	3.0	2.5	1516	$3,395	$2.24	44d	1	1.01mi
2007 Olivera Rd Unit C Concord, CA	2.0	1.5	975	$2,700	$2.77	6d	1	1.10mi
501 Ryan Dr Pleasant Hill, CA	2.0	1.0–2.0	660	$3,364	$5.10	0d	6	1.20mi
2069 Olivera Rd Concord, CA	2.0	1.5	975	$2,450	$2.51	25d	1	1.25mi
2756 Argyll Ave Unit C Concord, CA	2.0	1.0	900	$2,000	$2.22	25d	1	1.31mi
235 Camelback Rd Pleasant Hill, CA	1.0–3.0	1.0–2.0	1046	$2,928	$2.80	0d	10	1.33mi
630 Tempe Ct Pleasant Hill, CA	1.0–2.0	1.0	756	$2,450	$3.24	0d	4	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $245,000 Active 161 DOM
2. 2026-06-17
   days on market $245,000 Active 160 DOM
3. 2026-06-16
   days on market $245,000 Active 159 DOM
4. 2026-06-15
   days on market $245,000 Active 158 DOM
5. 2026-06-13
   days on market $245,000 Active 156 DOM
6. 2026-06-13
   days on market $245,000 Active 155 DOM
7. 2026-06-10
   days on market $245,000 Active 152 DOM
8. 2026-06-08
   days on market $245,000 Active 151 DOM
9. 2026-06-07
   days on market $245,000 Active 150 DOM
10. 2026-06-04
    days on market $245,000 Active 147 DOM
11. 2026-06-03
    days on market $245,000 Active 146 DOM
12. 2026-06-02
    days on market $245,000 Active 145 DOM
13. 2026-06-01
    days on market $245,000 Active 144 DOM
14. 2026-05-31
    days on market $245,000 Active 143 DOM
15. 2026-01-08
    listed $245,000 Active
16. 2025-10-09
    historical
17. 2025-04-03
    price
18. 2025-01-24
    listed Active
19. 2024-09-19
    historical
20. 2023-11-07
    listed Active
21. 2023-04-07
    historical
22. 2023-01-10
    listed New

ⓘ 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: $36,088
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$6,344
• − Repairs & maintenance: −$2,887
• − Management: −$2,887
• − Depreciation: −$7,127
• Taxable loss: −$556
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $3,207/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

8 events — show timeline

• 2026-01-08 Listed $245,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-09 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-03 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-24 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-07 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-04-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-01-10 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR