65 Palm Ln · Concord, CA 94518

$225,000

2 bd · 1.0 ba · 984 sqft · Manufactured · 133 Days on market

Est $214k · 5% over

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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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• ARV discount +5.1/15.0
• 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 MLS

Featuring 2 bedrooms, one bathroom, 2 covered carport spaces in a wonderful all age family park with pool and a club house. Dual panel window, wall to wall laminate floors. Freshly painted inside. Master bedroom comes with built-in dresser. Washer and dryer included in the sale. Spacious back yard and a storage shed. Quite community. Offers are encouraged to be submitted right away.

Key facts

• Covered carport
• Spacious back yard
• Storage shed

Tags

• COVERED CARPORT
• POOL
• CLUB HOUSE
• SPACIOUS BACK YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: Dogs allowed; Community clubhouse; Community pool; Located in Town and Country park

Exterior

• Parking: Carport for 2 or more vehicles
• Utilities: 220 volts in kitchen; Internet available; Individual gas meter
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Vinyl siding
• Exterior features: Back yard; Front yard; Side yard; Garden/play area; Covered deck

Interior

• Kitchen: Dishwasher; Microwave; 220-volt outlet in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace (heating)
• Interior features: No additional rooms listed; Eat-in kitchen
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $169k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $213,528
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Koch Ln	0.04mi	2/2.0	960 (-2%)	13mo	$145,000	$151	79
26 David Dr	0.09mi	3/2.0 (+1)	1,020 (+4%)	3mo	$170,000	$167	79
96 Welcome Ave	0.03mi	2/2.0	868 (-12%)	1mo	$199,000	$229	74
36 Helen Ave #36	0.06mi	3/2.0 (+1)	1,100 (+12%)	0mo	$239,000	$217	68
53 Galloway Dr #53	0.20mi	2/2.0	940 (-4%)	16mo	$275,000	$293	66
14 Terrace Dr	0.31mi	2/2.0	1,008 (+2%)	17mo	$189,000	$188	63
1080 San Miguel Rd #127	0.17mi	2/2.0	1,100 (+12%)	9mo	$200,000	$182	61
131 Laila Ln	0.13mi	2/2.0	1,080 (+10%)	16mo	$248,000	$230	60

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-16,733
• Equity at exit: $33,548

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $9,399
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $318

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 82%

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 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	20d	1	0.11mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$2,045	$3.03	3d	1	0.47mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	24d	1	0.52mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	4d	1	0.55mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	24d	1	0.56mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,545	$2.35	3d	5	0.58mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	24d	1	0.59mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	2d	3	0.63mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	24d	2	0.63mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	2d	3	0.71mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	11d	9	0.75mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	18d	1	0.75mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	24d	1	0.76mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	22d	1	0.76mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	24d	1	0.77mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	4d	1	0.80mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	24d	1	0.82mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$2,695	$3.59	5d	12	0.83mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	20d	1	0.83mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	24d	1	0.84mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	4d	1	0.84mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	24d	1	0.85mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	24d	1	0.85mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	0.85mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,350	$3.54	11d	5	0.88mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	5d	1	0.89mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	24d	5	0.90mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	24d	1	0.90mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	2d	11	0.90mi
1699 Laguna St Concord, CA	1.0	1.0	646	$1,787	$2.77	24d	1	0.93mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	17d	1	0.93mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$3,696	$3.54	2d	13	0.94mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	15d	1	0.95mi
1491 Detroit Ave Concord, CA	1.0–2.0	1.0	650	$1,999	$3.08	17d	1	0.95mi
1591 Ellis St #220 Concord, CA	1.0	1.0	646	$2,000	$3.10	13d	1	0.96mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	22d	1	0.96mi
1501 Detroit Ave Concord, CA	2.0	1.5	812	$2,234	$2.75	11d	3	0.98mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	24d	1	0.99mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	5d	1	0.99mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	0.99mi

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 133 DOM
2. 2026-06-17
   days on market $225,000 Active 132 DOM
3. 2026-06-16
   days on market $225,000 Active 131 DOM
4. 2026-06-15
   days on market $225,000 Active 130 DOM
5. 2026-06-13
   days on market $225,000 Active 128 DOM
6. 2026-06-13
   days on market $225,000 Active 127 DOM
7. 2026-06-10
   days on market $225,000 Active 124 DOM
8. 2026-06-08
   days on market $225,000 Active 123 DOM
9. 2026-06-07
   days on market $225,000 Active 122 DOM
10. 2026-06-04
    days on market $225,000 Active 119 DOM
11. 2026-06-03
    days on market $225,000 Active 118 DOM
12. 2026-06-02
    days on market $225,000 Active 117 DOM
13. 2026-06-01
    days on market $225,000 Active 116 DOM
14. 2026-05-31
    days on market $225,000 Active 115 DOM
15. 2026-02-05
    listed $225,000 Active
16. 2022-04-27
    soldstatus $169,000 Sold 386-char remark

    Show marketing remark (386 chars)

    Featuring 2 bedrooms, one bathroom, 2 covered carport spaces in a wonderful all age family park with pool and a club house. Dual panel window, wall to wall laminate floors. Freshly painted inside. Master bedroom comes with built-in dresser. Washer and dryer included in the sale. Spacious back yard and a storage shed. Quite community. Offers are encouraged to be submitted right away.

17. 2022-03-27
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Featuring 2 bedrooms, one bathroom, 2 covered carport spaces in a wonderful all age family park with pool and a club house. Dual panel window, wall to wall laminate floors. Freshly painted inside. Master bedroom comes with built-in dresser. Washer and dryer included in the sale. Spacious back yard and a storage shed. Quite community. Offers are encouraged to be submitted right away.

18. 2022-03-08
    price $169,000 386-char remark

    Show marketing remark (386 chars)

    Featuring 2 bedrooms, one bathroom, 2 covered carport spaces in a wonderful all age family park with pool and a club house. Dual panel window, wall to wall laminate floors. Freshly painted inside. Master bedroom comes with built-in dresser. Washer and dryer included in the sale. Spacious back yard and a storage shed. Quite community. Offers are encouraged to be submitted right away.

19. 2022-02-10
    listed $170,000 New 386-char remark

    Show marketing remark (386 chars)

    Featuring 2 bedrooms, one bathroom, 2 covered carport spaces in a wonderful all age family park with pool and a club house. Dual panel window, wall to wall laminate floors. Freshly painted inside. Master bedroom comes with built-in dresser. Washer and dryer included in the sale. Spacious back yard and a storage shed. Quite community. Offers are encouraged to be submitted right away.

ⓘ 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: $28,446
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$6,545
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $3,754/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

+32.4% since first listed

5 events — show timeline

• 2026-02-05 Listed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-27 Sold (MLS) $169,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-08 Price Changed $169,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-02-10 Listed $170,000 bridgeMLS, Bay East AOR, or Contra Costa AOR