189 Kona Cir · Pittsburg, CA 94565

$90,000

2 bd · 2.0 ba · 1,166 sqft · Manufactured · 195 Days on market

$77/sqft · at area comps Est $86k · at est. ↓ 14% since listing

---

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
• ARV discount +5.4/15.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Price Reduction* Doublewide Mobile Home in Delta Hawaii Senior Mobile Home Park Community. The Primary Bedroom has an en-suite bath with large shower, large closet. 2nd Bedroom has a hall bath. The Living Area includes a spacious, light-filled kitchen with stainless appliances, nice countertops. Kitchen opens to the dining area and large living room. This is a comfortable, spacious, bright floorplan. The front porch faces south. Tandem parking with a covered carport. Mobile home park (for Seniors 55 yrs and older) offers pool, activities, lawn areas. Shopping, freeway access, Los Medano College and community small businesses are nearby.

Key facts

• Nice countertops
• Large shower
• Covered carport

Tags

• EN-SUITE BATH
• LARGE SHOWER
• STAINLESS APPLIANCES
• NICE COUNTERTOPS
• FRONT PORCH
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 3.4% in Pittsburg — 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 58/100 on livability (#687 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools F, crime D-, amenities F.
• Pittsburg Unified (suburban): math 21% / reading 35% proficiency, ranked #1,069 of 1,400 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 265 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% of the median local income ($96k/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 $622 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 + 1.1% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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. 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?
5. Crime grade is D 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?
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: 2.92% ✓
• Cap rate: 26.91%
• Cash-on-cash: 73.63%
• DSCR: 4.28
• GRM: 2.9

CMA / ARV

• ARV (median comp): $85,900
• List price: $90,000
• Delta: 4.77%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Queens Way #201	0.06mi	2/2.0	1,152 (-1%)	2mo	$60,000	$52	94
109 Reef Dr #109	0.12mi	2/2.0	1,152 (-1%)	2mo	$120,000	$104	91
170 Sunset Way	0.04mi	2/2.0	1,160 (-0%)	12mo	$169,500	$146	88
202 Queens Way	0.05mi	2/2.0	1,248 (+7%)	1mo	$70,000	$56	85
131 Banyon Dr	0.09mi	2/2.0	1,100 (-6%)	2mo	$82,000	$75	85
171 Sunset Dr	0.04mi	2/2.0	1,248 (+7%)	11mo	$100,000	$80	78
18 Surf Dr	0.24mi	2/2.0	1,200 (+3%)	12mo	$112,000	$93	74
280 Luau Dr	0.15mi	2/2.0	1,248 (+7%)	14mo	$210,000	$168	70
169 Sunset Way	0.04mi	2/2.0	1,320 (+13%)	9mo	$249,500	$189	69
193 Kona Cir	0.01mi	3/2.0 (+1)	1,260 (+8%)	18mo	$244,000	$194	66
46 Palm Dr	0.19mi	3/2.0 (+1)	1,277 (+10%)	6mo	$230,000	$180	65
178 Sunset Way	0.02mi	2/2.0	1,326 (+14%)	20mo	$199,500	$150	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 · 1.11% rent growth · sell at horizon

5-year hold

• IRR: 71.3%
• Equity multiple: 4.13×
• Total profit: $78,974
• Equity at exit: $13,419

10-year hold

• IRR: 74.7%
• Equity multiple: 7.99×
• Total profit: $176,136
• Equity at exit: $7,782

Cash invested: $25,200 (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 94565

• Rents YoY: 1.1%
• Active inventory: 265
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$472
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $1,546

Break-even live

Break-even rent $669

Max offer price $90,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,597	-5% $1,572	+0% $1,546	+5% $1,521	+10% $1,495
Rent	-10% $1,339	-5% $1,442	+0% $1,546	+5% $1,650	+10% $1,754
Rate	-1.0pp $1,592	-0.5pp $1,569	base $1,546	+0.5pp $1,523	+1.0pp $1,499

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Meadowbrook Ave Pittsburg, CA	2.0	2.0	1122	$2,600	$2.32	44d	1	0.19mi
3818 Harbor St Pittsburg, CA	2.0	1.0	825	$2,350	$2.85	4d	1	0.31mi
948 Golden Leaf Way Pittsburg, CA	3.0	2.0	1386	$3,400	$2.45	44d	1	0.31mi
2221 Lynbrook Dr Pittsburg, CA	3.0	2.0	1365	$3,195	$2.34	44d	1	0.36mi
1128 E Leland Rd Pittsburg, CA	1.0–2.0	1.0	758	$2,245	$2.96	0d	12	0.43mi
500 Loveridge Cir Pittsburg, CA	1.0–3.0	1.0–2.0	825	$2,472	$3.00	0d	10	0.52mi
110 Dias Cir Pittsburg, CA	1.0–3.0	1.0–2.0	819	$2,385	$2.91	0d	17	0.54mi
17 Lorraine Ave Pittsburg, CA	3.0	1.5	1180	$2,700	$2.29	19d	1	0.74mi
240 Benjamin Ave Pittsburg, CA	3.0	2.0	1379	$3,139	$2.28	3d	1	0.75mi
3724 Gladstone Dr Pittsburg, CA	3.0	2.0	1356	$3,195	$2.36	0d	1	0.78mi
30 Castlewood Dr Pittsburg, CA	1.0–2.0	1.0	793	$2,640	$3.33	0d	3	0.95mi
1680 Barrus Ave Pittsburg, CA	2.0	1.0	850	$2,300	$2.71	25d	1	1.00mi
1373 Columbia St Pittsburg, CA	1.0	1.0	736	$1,900	$2.58	44d	1	1.09mi
2205 E Leland Rd Pittsburg, CA	1.0–2.0	1.0–2.0	847	$2,294	$2.71	0d	18	1.10mi
1000 Pheasant Dr Pittsburg, CA	1.0–2.0	1.0–2.5	879	$2,795	$3.18	25d	29	1.10mi
1353 Pine St Pittsburg, CA	3.0	2.0	1369	$2,750	$2.01	6d	1	1.12mi
1341 Maple St Pittsburg, CA	2.0	1.0	1299	$2,550	$1.96	22d	1	1.13mi
241 W Buchanan Rd Pittsburg, CA	1.0–2.0	1.0–2.0	840	$2,660	$3.17	0d	12	1.15mi
1346 Redwood St Pittsburg, CA	3.0	1.5	1066	$2,915	$2.73	17d	1	1.15mi
2191 Lakeview Cir Pittsburg, CA	2.0	2.0	783	$2,500	$3.19	17d	1	1.21mi
535 Central Ave Unit 2 Pittsburg, CA	1.0	1.0	700	$1,795	$2.56	44d	1	1.22mi
706 E 12th St Pittsburg, CA	2.0	1.0	935	$2,490	$2.66	22d	1	1.23mi
706 E 12th St Pittsburg, CA	2.0	1.0	939	$2,490	$2.65	25d	1	1.23mi
461 E 9th St Unit 461 Pittsburg, CA	2.0	1.0	875	$2,100	$2.40	0d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 195 DOM
2. 2026-06-17
   days on market $90,000 Active 194 DOM
3. 2026-06-16
   days on market $90,000 Active 193 DOM
4. 2026-06-15
   days on market $90,000 Active 192 DOM
5. 2026-06-13
   days on market $90,000 Active 190 DOM
6. 2026-06-13
   days on market $90,000 Active 189 DOM
7. 2026-06-09
   days on market $90,000 Active 186 DOM
8. 2026-06-08
   days on market $90,000 Active 185 DOM
9. 2026-06-07
   days on market $90,000 Active 184 DOM
10. 2026-06-04
    days on market $90,000 Active 181 DOM
11. 2026-06-03
    days on market $90,000 Active 180 DOM
12. 2026-06-02
    days on market $90,000 Active 179 DOM
13. 2026-06-01
    days on market $90,000 Active 178 DOM
14. 2026-05-31
    days on market $90,000 Active 177 DOM
15. 2026-03-30
    price $90,000 646-char remark

    Show marketing remark (646 chars)

    *Price Reduction* Doublewide Mobile Home in Delta Hawaii Senior Mobile Home Park Community. The Primary Bedroom has an en-suite bath with large shower, large closet. 2nd Bedroom has a hall bath. The Living Area includes a spacious, light-filled kitchen with stainless appliances, nice countertops. Kitchen opens to the dining area and large living room. This is a comfortable, spacious, bright floorplan. The front porch faces south. Tandem parking with a covered carport. Mobile home park (for Seniors 55 yrs and older) offers pool, activities, lawn areas. Shopping, freeway access, Los Medano College and community small businesses are nearby.

16. 2025-12-05
    listed $105,000 Active 646-char remark

    Show marketing remark (646 chars)

    *Price Reduction* Doublewide Mobile Home in Delta Hawaii Senior Mobile Home Park Community. The Primary Bedroom has an en-suite bath with large shower, large closet. 2nd Bedroom has a hall bath. The Living Area includes a spacious, light-filled kitchen with stainless appliances, nice countertops. Kitchen opens to the dining area and large living room. This is a comfortable, spacious, bright floorplan. The front porch faces south. Tandem parking with a covered carport. Mobile home park (for Seniors 55 yrs and older) offers pool, activities, lawn areas. Shopping, freeway access, Los Medano College and community small businesses are nearby.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $232 · $19/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$452/yr (+$38/mo · 194.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,520
• − Mortgage interest: −$5,041
• − Property taxes: −$232
• − Insurance: −$450
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$2,618
• Taxable income: $18,135
• Est. tax owed @ 24.0%: −$4,352
• After-tax cash flow: $14,202/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: Pittsburg Unified
• NCES district ID: 0630600
• Math proficiency: 21% ▲ 1.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $55,872
• Composite: 27.99/100
• National rank: #12238
• State rank: #1069 of 1400 in CA

Livability — Pittsburg

• Score: 58/100
• State rank: #687
• US rank: #20922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, CA
• County: Contra Costa County · 1,059,880 people
• City population: 100,488
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 100,488
• Household income: $95,556
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 3942.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 19% Asian 17% White 16% Black 13% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Italian 1% Russian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 47% English-only · Spanish 37% Tagalog/Filipino 6% Other Indo-European 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: ▼ -478.40%
• Current HPI: 376.2576
• Rent YoY: ▲ 1.11%
• 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

-14.3% since first listed

2 events — show timeline

• 2026-03-30 Price Changed $90,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-05 Listed $105,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-1.1%/yr

Latest (2025): $232 · +6.2% YoY. Source: county tax records.