18 Galloway Dr · Concord, CA 94520

$155,000

2 bd · 1.0 ba · 896 sqft · Manufactured · 13 Days on market

Average condition Est $168k · 8% under ↓ 13% since listing

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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
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 2-bedroom, 1-bath home located in the desirable Concord Mobile Home Park. This property is ready for your vision and updates, offering a great layout with an open living area, functional kitchen, and two cozy bedrooms. The kitchen and bathroom are original, making this an ideal project for buyers looking to customize a space. Recent improvements include a brand-new heater and brand-new swamp cooler, adding comfort and value from day one. Residents enjoy fantastic community amenities, including two swimming pools, a clubhouse, and beautifully maintained grounds. Conveniently located near shopping, dining, BART, and freeway access, this home combines affordability,

Key facts

• Functional kitchen
• Original bathroom
• Open living area

Tags

• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• ORIGINAL KITCHEN
• ORIGINAL BATHROOM
• BRAND NEW HEATER
• BRAND NEW SWAMP COOLER

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs; number and size limits apply); Community clubhouse; Community pool; Located in Concord Mobile Home Park

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Aluminum siding; Metal construction
• Exterior features: Back yard; Front yard; Landscaped; Awnings on patio/porch

Interior

• Kitchen: Gas range; Self-cleaning oven; Refrigerator; Pantry
• Bedrooms: 2 bedrooms (main entry level)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Pantry; Dining area; Living room
• Laundry & utility: Laundry in park

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 12.1% 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 (+1.6%/yr); 116 active listings in the ZIP; 40 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 34% of the median local income ($82k/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 + 1.6% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $155,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $168,448
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Welcome Ave	0.11mi	2/2.0	868 (-3%)	1mo	$199,000	$229	85
81 Eileen	0.09mi	2/1.0	825 (-8%)	4mo	$149,000	$181	80
141 Scenic Dr	0.14mi	2/1.0	800 (-11%)	2mo	$135,000	$169	74
56 Koch Ln	0.03mi	2/2.0	960 (+7%)	13mo	$145,000	$151	72
86 Eileen Ln	0.10mi	2/2.0	812 (-9%)	6mo	$235,000	$289	71
53 Galloway Dr #53	0.13mi	2/2.0	940 (+5%)	16mo	$275,000	$293	69
26 David Dr	0.07mi	3/2.0 (+1)	1,020 (+14%)	3mo	$170,000	$167	63
14 Terrace Dr	0.24mi	2/2.0	1,008 (+12%)	17mo	$189,000	$188	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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.45×
• Total profit: $19,399
• Equity at exit: $23,111

10-year hold

• IRR: 19.3%
• Equity multiple: 2.51×
• Total profit: $65,603
• Equity at exit: $13,402

Cash invested: $43,400 (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 94520

• Rents YoY: 1.6%
• Active inventory: 116
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $749

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 62%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	19d	1	0.13mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$2,045	$3.03	3d	1	0.52mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	24d	1	0.56mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	4d	1	0.60mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	24d	1	0.61mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,545	$2.35	3d	5	0.62mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	24d	1	0.63mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	24d	2	0.66mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	2d	3	0.66mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	1d	3	0.76mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	18d	1	0.80mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	11d	9	0.80mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	24d	1	0.80mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	21d	1	0.81mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	24d	1	0.81mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	3d	1	0.85mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$2,695	$3.59	5d	12	0.86mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	24d	1	0.87mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	20d	1	0.88mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	24d	1	0.89mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	3d	1	0.90mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	0.90mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	24d	1	0.90mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	24d	1	0.90mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,350	$3.54	11d	5	0.91mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	24d	5	0.93mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	1d	11	0.95mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	5d	1	0.95mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	24d	1	0.95mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$3,696	$3.54	1d	13	0.96mi
1699 Laguna St Concord, CA	1.0	1.0	646	$1,787	$2.77	24d	1	0.97mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	16d	1	0.99mi
1591 Ellis St #220 Concord, CA	1.0	1.0	646	$2,000	$3.10	12d	1	1.00mi
1491 Detroit Ave Concord, CA	1.0–2.0	1.0	650	$1,999	$3.08	16d	1	1.00mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	15d	1	1.00mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	21d	1	1.01mi
1501 Detroit Ave Concord, CA	2.0	1.5	812	$2,234	$2.75	11d	3	1.03mi
1620 Adelaide St Concord, CA	1.0	1.0	550	$1,722	$3.13	24d	1	1.04mi
1731 Ellis St #58 Concord, CA	1.0	1.0	645	$1,800	$2.79	3d	1	1.04mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	24d	1	1.04mi

Listing history 14 events

1. 2026-06-18
   days on market $155,000 Active 13 DOM
2. 2026-06-17
   days on market $155,000 Active 12 DOM
3. 2026-06-16
   days on market $155,000 Active 11 DOM
4. 2026-06-15
   days on market $155,000 Active 10 DOM
5. 2026-06-13
   days on market $155,000 Active 8 DOM
6. 2026-06-13
   days on market $155,000 Active 7 DOM
7. 2026-06-10
   days on market $155,000 Active 4 DOM
8. 2026-06-08
   days on market $155,000 Active 3 DOM
9. 2026-06-07
   days on marketlisting id $155,000 Active 2 DOM
10. 2026-06-01
    days on market $155,000 Active 193 DOM
11. 2026-05-31
    days on market $155,000 Active 192 DOM
12. 2026-04-21
    price $155,000
13. 2026-01-07
    price $169,000
14. 2025-11-20
    listed $179,000 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 · 14 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: $27,648
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$4,509
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $7,324/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 2-bedroom, 1-bath home in Concord Mobile Home Park requires moderate renovations to improve its condition and increase its value. Key updates include painting interior walls, replacing kitchen cabinets, and upgrading bathroom fixtures.

Repairs flagged

• Minor Kitchen cabinets — Original cabinets
• Minor Bathroom fixtures — Original fixtures
• Moderate Exterior siding — Worn appearance
• Minor Interior walls — Some wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Resale Replace bathroom fixtures — Upgraded fixtures increase appeal and functionality
• Both Landscaping — Improved landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Original cabinets	Minor	$500–3,000
Bathroom fixtures · Original fixtures	Minor	$500–3,000
Exterior siding · Worn appearance	Moderate	$3,000–15,000
Interior walls · Some wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Resale Replace bathroom fixtures — Upgraded fixtures increase appeal and functionality ↑
• Both Landscaping — Improved landscaping enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,381
• Household income: $82,479
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2649.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 51% White 28% Two or more races 20% Asian 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Italian 2% Russian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 43% Tagalog/Filipino 3% Other Indo-European 2%

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: ▼ -551.74%
• Current HPI: 440.2872
• Rent YoY: ▲ 1.59%
• 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

-13.4% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $155,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-07 Price Changed $169,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-20 Listed $179,000 bridgeMLS, Bay East AOR, or Contra Costa AOR