336 Alcott Ct #170 · Bethel Island, CA 94511

$174,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 66 Days on market

Built 1985 25 ac lot Est $129k · 35% over

---

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
• Appreciation +10.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

Key facts

• Double lot
• Open concept design
• 10 by 12 foot shed

Tags

• COMMUNITY SWIMMING POOL
• DOUBLE LOT
• 10 BY 12 FOOT SHED
• OPEN CONCEPT DESIGN
• INTERIOR LAUNDRY ROOM
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Land lease: No
• Financial info: Not applicable
• HOA & community: No association

Exterior

• Parking: 3 parking spaces; Off-street covered parking
• Utilities: Cable available; Propane service; Individual electric meter; Individual gas meter; 220V in kitchen; 220V in laundry; Private water; Private sewer
• Home design: Manufactured in park (double wide); Fleetwood Sandalwood model; Built in 1985
• Construction: Wood skirting; Composition roof; Manufactured construction
• Exterior features: Fenced backyard; Backyard; Cul-de-sac lot; Patio awning; Carport awning; Porch awning; Storage; Workshop; See remarks

Interior

• Kitchen: Free standing refrigerator; Free standing electric range; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central cooling; Central heating with propane
• Interior features: Skylights in living room and kitchen; Open beam ceiling in living room; Wood countertops; Covered deck; Storage area; Pets allowed
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.7% in Bethel Island — 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 49/100 on livability (#1,166 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A-; Watch: employment C-, schools F, amenities F.
• Oakley Union Elementary (suburban): math 26% / reading 40% proficiency, ranked #837 of 1,400 in CA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.48%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Alcott Ct #170	0.00mi	3/2.0	1,344 (0%)	1mo	$129,000	$96	99
3760 Porter Cir	0.04mi	3/2.0	1,344 (0%)	15mo	$159,900	$119	85
3757 Porter Cir #69	0.13mi	3/2.0	1,344 (0%)	22mo	$80,000	$60	75
3621 Hawthorne Dr #110	0.15mi	2/2.0 (-1)	1,440 (+7%)	19mo	$130,000	$90	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 4.38×
• Total profit: $164,825
• Equity at exit: $156,753

10-year hold

• IRR: 38.8%
• Equity multiple: 9.85×
• Total profit: $431,159
• Equity at exit: $338,044

Cash invested: $48,720 (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 94511

• Home prices YoY: 4.6%
• Active inventory: 79
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,448 medium
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,095

Break-even live

Break-even rent $2,062

Max offer price $174,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,215	-5% $1,155	+0% $1,095	+5% $1,035	+10% $975
Rent	-10% $823	-5% $959	+0% $1,095	+5% $1,231	+10% $1,367
Rate	-1.0pp $1,183	-0.5pp $1,139	base $1,095	+0.5pp $1,050	+1.0pp $1,004

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2023-06-22
   soldstatus $140,000 Sold 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

2. 2023-05-27
   status Pending 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

3. 2023-05-05
   price $155,000 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

4. 2023-03-29
   price $165,000 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

5. 2023-02-12
   price $175,000 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

6. 2023-01-07
   listed $200,000 New 950-char remark

   Show marketing remark (950 chars)

   HUGE Price Adjustment, MUST SELL! AWESOME PROPERTY HAS BIG BACKYARD & SIDE YARD W/ LOTS OF SPACE for BBQs, Play, Pets. FOR SALE or TRADE! Lovely Family Home in the heart of the "California Delta"! Enjoy 4 Main Marinas, go Fishing @ Piper Pier, RV spaces, Kayaking, Paddle Boats, BBQ areas, and More! Large Lot with white picket fence around entire large yard. Property features 10x12 Shed for your tools, 2 Decks including enclosed Sunroom (damaged by storms - AS-IS). Open Concept Kitchen, Dining Area to Family Room w/Ceiling Fan. Kitchen Features White Cabinets w/Wood Like Countertops, Window over Sink w/Skylight above. Hardwood Floors throughout, only one carpeted room. 1986 Year Built Double Wide Home sits on two lots! One of 4-5 in this Park! Laundry Room, 2 Covered Parking Spaces, Central AC. Community Recreational Hall Clubhouse w/Pool Tables + Full Kitchen for Private Events + Community Pool. Offers due Monday at NOON!

7. 2021-08-12
   historical
8. 2019-04-11
   soldstatus $115,000 Sold
9. 2019-04-03
   status Pending
10. 2019-02-04
    listed $139,000 New
11. 2005-12-01
    soldstatus $115,000
12. 2005-11-10
    historical
13. 2005-08-06
    listed $115,000

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,379
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$5,988
• − Repairs & maintenance: −$3,310
• − Management: −$3,310
• − Depreciation: −$5,062
• Taxable income: $11,351
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $10,417/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: Oakley Union Elementary
• NCES district ID: 0628080
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $77,903
• Composite: 34.04/100
• National rank: #10301
• State rank: #837 of 1400 in CA

Livability — Bethel Island

• Score: 49/100
• State rank: #1166
• US rank: #25883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel Island, CA
• City population: 2,144
• Population (ZIP): 2,144

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 25% Asian 6% Two or more races 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 5% Serbian 2% Portuguese 2%
• Foreign-born: 27% · Canada, South Korea, China
• Languages at home: 77% English-only · Spanish 20% Other Asian/Pacific 2% Chinese 1%

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: ▲ 13.77%
• Current HPI: 312.0698
• 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

+21.7% since first listed

13 events — show timeline

• 2023-06-22 Sold (MLS) $140,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-05 Price Changed $155,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-03-29 Price Changed $165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-02-12 Price Changed $175,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-01-07 Listed $200,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-08-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-04-11 Sold (MLS) $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-04-03 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-02-04 Listed $139,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-12-01 Sold (MLS) $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-11-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-06 Listed $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.6%/yr

Latest (2025): $204 · +4.8% YoY. Source: county tax records.