1201 Monument Blvd Spc 66 · Concord, CA 94520

$265,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 48 Days on market

Built 1973 Est $320k · 17% under ↓ 9% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Welcome to Brookview Park, a hidden gem for 55+ living. Surrounded by beautiful redwoods, this home offers a wonderful opportunity to create your own vision while enjoying a welcoming community. Featuring two bedrooms and two bathrooms, the home has a functional open layout and is ideally located within one of the area’s most desirable senior communities. Inside provides and open concept while the space is ready for your personal updates and finishing touches. The kitchen offers generous counter space and a breakfast bar, making it a welcoming space. The secondary bedroom is perfect for guests, a home office, or hobby room. Step outside to a spacious patio, ideal for relaxing in your

Key facts

• Added privacy
• Open layout
• Spacious patio

Tags

• OPEN LAYOUT
• GENEROUS COUNTER SPACE
• BREAKFAST BAR
• SPACIOUS PATIO
• ADDED PRIVACY
• PEACEFUL ATMOSPHERE

Property features AI

Finance

• HOA & community: Pets allowed; Senior community (Brookview Park)

Exterior

• Parking: 3 garage spaces; Carport for 2 or more (covered spaces: 3)
• Utilities: Public water; Public sewer
• Home design: Manufactured home in park (mobile home); Double wide
• Construction: Wood siding
• Exterior features: Patio; Community pool; Clubhouse

Interior

• Kitchen: Breakfast bar and eat-in kitchen; Kitchen island; Laminate counters; Dishwasher; Gas range / cooktop; Built-in oven
• Bedrooms: Primary bedroom suite; Two bedrooms on main entry level
• Flooring: Laminate; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Dining area; Family room; Storage; Brick fireplace in family room
• Laundry & utility: Washer and dryer in laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 40% 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 $2k of loan paydown is wiped out by about $8k 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 48 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $319,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Monument Blvd #76	0.00mi	2/2.0	1,485 (+3%)	1mo	$330,000	$222	94
1201 Monument Blvd #59	0.00mi	2/2.0	1,393 (-3%)	6mo	$340,000	$244	89
1201 Monument Blvd #68	0.00mi	2/2.0	1,488 (+3%)	13mo	$312,000	$210	84
1201 Monument Blvd #57	0.00mi	2/2.0	1,440 (0%)	20mo	$288,700	$200	84
1201 Monument Blvd Spc 10	0.00mi	3/2.0 (+1)	1,536 (+7%)	10mo	$330,000	$215	76
1201 Monument #9	0.00mi	3/2.0 (+1)	1,536 (+7%)	15mo	$410,000	$267	71
1201 Monument Blvd #20	0.00mi	3/2.0 (+1)	1,536 (+7%)	21mo	$403,000	$262	66

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-25,886
• Equity at exit: $39,512

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-10,791
• Equity at exit: $22,912

Cash invested: $74,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $327

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 83%

Sensitivity live

Price	-10% $510	-5% $419	+0% $327	+5% $236	+10% $144
Rent	-10% $111	-5% $219	+0% $327	+5% $435	+10% $543
Rate	-1.0pp $461	-0.5pp $395	base $327	+0.5pp $258	+1.0pp $189

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Monument Blvd Concord, CA	2.0	1.0–2.0	615	$2,490	$4.05	0d	5	0.25mi
1349 Tree Garden Pl Concord, CA	3.0	1.5	1268	$2,900	$2.29	25d	1	0.51mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	0.52mi
1055 Mohr Ln Unit B Concord, CA	2.0	1.5	877	$2,295	$2.62	25d	1	0.53mi
51 Massolo Dr Unit C Pleasant Hill, CA	2.0	2.0	995	$2,486	$2.50	13d	1	0.55mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	22d	1	0.56mi
1037 Mohr Ln Unit D Concord, CA	2.0	1.0	891	$2,300	$2.58	25d	1	0.57mi
637 Stonebridge Way Pleasant Hill, CA	1.0–2.0	1.0–2.0	1001	$3,239	$3.24	0d	21	0.57mi
1039 Mohr Ln Unit C Concord, CA	2.0	1.5	900	$2,300	$2.56	22d	1	0.58mi
1400 Contra Costa Blvd Pleasant Hill, CA	1.0–2.0	1.0	825	$2,897	$3.51	0d	4	0.59mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	0.67mi
100 Ellinwood Dr Pleasant Hill, CA	2.0	1.0–2.0	740	$2,450	$3.31	0d	1	0.73mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	25d	1	0.76mi
85 Cleaveland Rd Pleasant Hill, CA	2.0	1.0–2.0	839	$4,570	$5.44	0d	8	0.78mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	12d	9	0.86mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	4d	1	0.87mi
1937 Jeanette Dr Pleasant Hill, CA	3.0	1.0	1042	$2,900	$2.78	25d	1	0.93mi
1301 Traynor Rd Concord, CA	3.0	1.0	1024	$3,395	$3.32	0d	1	0.93mi
1918 Jeanette Dr Pleasant Hill, CA	2.0	2.0	1153	$3,595	$3.12	25d	1	0.95mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	25d	1	0.95mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	25d	2	0.96mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	0d	4	0.96mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	25d	1	0.97mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	25d	1	1.06mi
203 Coggins Dr Pleasant Hill, CA	1.0–2.0	1.0–2.0	870	$3,330	$3.83	3d	4	1.22mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	2d	11	1.22mi
1173 Las Juntas Way Unit B Walnut Creek, CA	3.0	2.0	1100	$3,200	$2.91	25d	1	1.23mi
1036 Hook Ave Pleasant Hill, CA	3.0	2.0	1250	$5,500	$4.40	13d	1	1.32mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$2,300	$2.62	15d	27	1.34mi
1590 Detroit Ave Concord, CA	2.0	1.0	878	$2,500	$2.85	25d	1	1.37mi
747 Harvard Dr Pleasant Hill, CA	3.0	2.0	1188	$3,795	$3.19	13d	1	1.39mi
3128 Oak Rd Walnut Creek, CA	2.0	1.0–2.0	700	$2,976	$4.25	0d	59	1.40mi
2976 Santos Ln #1051 Walnut Creek, CA	2.0	2.0	969	$4,290	$4.43	0d	1	1.42mi
121 Roble Rd Walnut Creek, CA	2.0	1.0–2.0	739	$3,180	$4.30	0d	1	1.45mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,595	$2.39	0d	6	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $265,000 Active 48 DOM
2. 2026-06-17
   days on market $265,000 Active 47 DOM
3. 2026-06-16
   days on market $265,000 Active 46 DOM
4. 2026-06-15
   days on market $265,000 Active 45 DOM
5. 2026-06-13
   days on market $265,000 Active 43 DOM
6. 2026-06-13
   days on market $265,000 Active 42 DOM
7. 2026-06-10
   days on market $265,000 Active 39 DOM
8. 2026-06-08
   days on market $265,000 Active 38 DOM
9. 2026-06-07
   days on market $265,000 Active 37 DOM
10. 2026-06-04
    days on market $265,000 Active 34 DOM
11. 2026-06-03
    days on market $265,000 Active 33 DOM
12. 2026-06-02
    days on market $265,000 Active 32 DOM
13. 2026-06-01
    days on market $265,000 Active 31 DOM
14. 2026-05-31
    days on market $265,000 Active 30 DOM
15. 2026-05-15
    price $265,000
16. 2026-05-01
    listed $290,000 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $32,787
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$7,709
• Taxable loss: −$312
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $4,001/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

-8.6% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-01 Listed $290,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.1%/yr

Latest (2025): $74 · +0.3% YoY. Source: county tax records.