66 The Trees Dr · Concord, CA 94518

$125,000

1 bd · 1.0 ba · 560 sqft · Manufactured · 11 Days on market

Built 1993 Est $121k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.0/15.0
• 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

Here is a charming 1-bedroom, 1-bath home located in the highly desirable family community of The Trees. The kitchen comes equipped with a gas freestanding range, refrigerator, providing everything you need for everyday convenience. Large windows through-out the home fill the space with abundant natural light, creating a warm and welcoming atmosphere. The bathroom features a shower-over-tub combination and a timeless light fixture, while the spacious bedroom offers plenty of room for a queen-size bed and additional furnishings. Also included are the washer & dryer in the hall area with convenient shelving. Step outside to enjoy the covered front porch, the perfect spot to relax and vi

Key facts

• Covered front porch
• Garden space
• 2 garage spots

Tags

• GAS FREESTANDING RANGE
• COVERED FRONT PORCH
• GARDEN SPACE

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Park name: THE TREES

Exterior

• Parking: 2 garage spaces; Carport for 2 or more (covered spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured in park (mobile home); Single wide model: Springbrook; Irregular lot
• Construction: Crawl space foundation
• Exterior features: Garden; Community pool; Clubhouse

Interior

• Kitchen: Eat-in kitchen; Gas range / cooktop; Free‑standing range/oven; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom with shower over tub
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: No additional rooms; Window coverings
• Laundry & utility: Washer and dryer inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.2% 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 18d 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 $864 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.61%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 The Trees Dr #24	0.04mi	1/1.0	576 (+3%)	9mo	$124,400	$216	86
72 Lodge	0.71mi	1/1.0	576 (+3%)	11mo	$75,000	$130	53

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $25,034
• Equity at exit: $18,638

10-year hold

• IRR: 26.0%
• Equity multiple: 3.25×
• Total profit: $78,908
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $718

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $804	-5% $761	+0% $718	+5% $675	+10% $631
Rent	-10% $560	-5% $639	+0% $718	+5% $797	+10% $876
Rate	-1.0pp $781	-0.5pp $750	base $718	+0.5pp $685	+1.0pp $653

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1551 Lacey Ct #2 Concord, CA	1.0	1.0	680	$1,850	$2.72	21d	1	0.28mi
1125 Lacey Ln #4 Concord, CA	1.0	1.0	680	$1,850	$2.72	25d	1	0.29mi
1220 Monument Blvd Concord, CA	2.0	1.0–2.0	615	$2,154	$3.50	0d	5	0.32mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	6d	1	0.35mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	24d	1	0.35mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,150	$2.91	2d	3	0.49mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	25d	1	0.54mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	17d	1	0.55mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	25d	1	0.57mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	4d	1	0.59mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	21d	1	0.59mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$1,980	$2.44	25d	2	0.61mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$1,850	$2.24	0d	4	0.61mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	25d	1	0.62mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	25d	1	0.69mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$1,795	$2.42	12d	9	0.71mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	19d	1	0.82mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	25d	1	0.82mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	22d	1	0.82mi
133 Clarie Dr Unit A Pleasant Hill, CA	2.0	1.0	720	$2,500	$3.47	25d	1	0.86mi
1400 Contra Costa Blvd Pleasant Hill, CA	1.0–2.0	1.0	825	$2,347	$2.84	0d	4	0.92mi
100 Ellinwood Dr Pleasant Hill, CA	2.0	1.0–2.0	740	$2,025	$2.74	0d	1	1.04mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	5d	1	1.07mi
85 Cleaveland Rd Pleasant Hill, CA	2.0	1.0–2.0	839	$3,625	$4.32	0d	8	1.08mi
100 Boyd Rd Pleasant Hill, CA	1.0	1.0	525	$2,115	$4.03	0d	2	1.09mi
81 Mayhew Way Walnut Creek, CA	2.0	1.0	578	$2,203	$3.81	2d	21	1.13mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$1,840	$2.49	2d	11	1.16mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$1,715	$2.54	3d	1	1.19mi
212 Gregory Ln Pleasant Hill, CA	1.0	1.0	625	$2,100	$3.36	25d	1	1.19mi
1500 Pine St Concord, CA	1.0–2.0	1.0	735	$1,795	$2.44	11d	1	1.22mi
1491 Detroit Ave Concord, CA	1.0–2.0	1.0	650	$1,525	$2.35	17d	1	1.24mi
1070 San Miguel Rd Concord, CA	1.0–2.0	1.0–1.5	890	$1,895	$2.13	20d	1	1.24mi
203 Coggins Dr Pleasant Hill, CA	1.0–2.0	1.0–2.0	870	$2,895	$3.33	3d	4	1.30mi
1651 Detroit Ave Apt 111 Concord, CA	1.0	1.0	560	$1,699	$3.03	25d	1	1.33mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$1,845	$2.10	15d	27	1.33mi
1699 Laguna St Concord, CA	1.0	1.0	646	$1,787	$2.77	25d	1	1.34mi
2982 Santos Ln #987 Walnut Creek, CA	1.0	1.0	697	$2,890	$4.15	18d	1	1.36mi
1740 Detroit Ave Concord, CA	1.0	1.0	725	$1,980	$2.73	13d	1	1.40mi
1621 Adelaide St Concord, CA	1.0	1.0	680	$1,875	$2.76	25d	1	1.41mi
1620 Adelaide St Concord, CA	1.0	1.0	550	$1,722	$3.13	25d	1	1.42mi

Listing history 9 events

1. 2026-06-18
   days on market $125,000 Active 11 DOM
2. 2026-06-17
   days on market $125,000 Active 10 DOM
3. 2026-06-16
   days on market $125,000 Active 9 DOM
4. 2026-06-15
   days on market $125,000 Active 8 DOM
5. 2026-06-13
   days on market $125,000 Active 6 DOM
6. 2026-06-13
   days on market $125,000 Active 5 DOM
7. 2026-06-10
   days on market $125,000 Active 2 DOM
8. 2026-06-08
   remarks 695-char remark
9. 2026-06-08
   listed $125,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,026
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$3,636
• Taxable income: $7,044
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $6,924/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

1 event — show timeline

• 2026-06-07 Listed $125,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+6.7%/yr

Latest (2025): $107 · +3.5% YoY. Source: county tax records.