2339 Dalis Dr #193 · Concord, CA 94520

$95,000

2 bd · 2.0 ba · 860 sqft · Manufactured · 82 Days on market

Built 1972 Est $144k · 34% under ↓ 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

B A C K O N M A R K E T AT NO FAULT OF SELLEER. Aggressively Priced ! ! Beautiful and Serene setting. This home faces lush landscape and a large pond. The converted bonus room is an ideal mud room and offers extra storage. The carport is designed as side by side parking. Good space, great view, and convenient floor-plan. This home has been painted inside and out. Most flooring is laminate and the kitchen appears updated. Buyer Must be 55+. Please bring your as-is, all-cash buyers.

Key facts

• Large ponds
• Converted bonus room
• Side by side parking

Tags

• LARGE PONDS
• GRASSY LUSH LANDSCAPE
• CONVERTED BONUS ROOM
• SIDE BY SIDE PARKING
• HARD COUNTERTOPS

Property features AI

Finance

• HOA & community: DALIS GARDENS park; Clubhouse; Greenbelt; Pool; Senior community; Pets allowed (cats and dogs, restrictions and approval required)

Exterior

• Parking: 2-car garage; Carport for 2 or more; 2 covered parking spaces
• Utilities: Community pool
• Home design: Manufactured in park (mobile home); Double wide; Faces southwest
• Construction: Metal construction
• Exterior features: Covered patio; Shed(s); Court-frontage; Irregular, level lot

Interior

• Kitchen: Dishwasher; Free‑standing range; Disposal; Refrigerator; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Stall showers
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Solid surface counters; Dining ell; Florida / screen room; Laundry closet
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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); 117 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 2.47% ✓
• Cap rate: 21.43%
• Cash-on-cash: 54.05%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $143,620
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2099 Dalis Dr #80	0.15mi	2/2.0	804 (-6%)	18mo	$130,000	$162	67
2197 Dalis Dr #124	0.24mi	2/1.5	960 (+12%)	3mo	$160,000	$167	65

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: 47.2%
• Equity multiple: 3.01×
• Total profit: $53,476
• Equity at exit: $14,165

10-year hold

• IRR: 52.3%
• Equity multiple: 5.76×
• Total profit: $126,586
• Equity at exit: $8,214

Cash invested: $26,600 (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 94520

• Rents YoY: 1.6%
• Active inventory: 117
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,132

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,197	-5% $1,165	+0% $1,132	+5% $1,099	+10% $1,066
Rent	-10% $946	-5% $1,039	+0% $1,132	+5% $1,224	+10% $1,317
Rate	-1.0pp $1,180	-0.5pp $1,156	base $1,132	+0.5pp $1,107	+1.0pp $1,082

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Olivera Rd Unit C Concord, CA	2.0	1.5	975	$2,700	$2.77	6d	1	0.14mi
2069 Olivera Rd Concord, CA	2.0	1.5	975	$2,450	$2.51	25d	1	0.16mi
2125 Northwood Cir Unit D Concord, CA	1.0	1.0	600	$1,725	$2.88	16d	1	0.31mi
3205 Northwood Dr Concord, CA	1.0	1.0	725	$1,925	$2.66	3d	8	0.36mi
2225 Hillsborough Ct Apt 2 Concord, CA	2.0	1.0	962	$2,200	$2.29	6d	1	0.50mi
2451 Olivera Rd Concord, CA	1.0–2.0	1.0	815	$2,475	$3.04	3d	6	0.82mi
2750 Argyll Ave Unit A Concord, CA	1.0	1.0	750	$1,495	$1.99	4d	1	0.88mi
2756 Argyll Ave Unit C Concord, CA	2.0	1.0	900	$2,000	$2.22	25d	1	0.88mi
3412 Flamingo Dr #3410 Concord, CA	3.0	2.0	1062	$4,000	$3.77	25d	1	0.89mi
2780 Argyll Ave Unit B Concord, CA	1.0	1.0	672	$1,750	$2.60	25d	1	0.89mi

Listing history 7 events

1. 2026-05-31
   days on market $95,000 Active 82 DOM
2. 2026-05-21
   status Pending
3. 2026-04-12
   price $95,000
4. 2026-03-26
   price $105,000
5. 2026-03-01
   listed $125,000 Active
6. 2001-08-13
   historical
7. 1998-12-01
   historical

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 13 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: $28,172
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$2,764
• Taxable income: $12,882
• Est. tax owed @ 24.0%: −$3,092
• After-tax cash flow: $10,489/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): 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

-24.0% since first listed

6 events — show timeline

• 2026-05-21 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-12 Price Changed $95,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-26 Price Changed $105,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-01 Listed $125,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-08-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-12-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR