177 Jimno Ave · Pittsburg, CA 94565

$319,900

2 bd · 1.0 ba · 898 sqft · SingleFamily public records · 8 Days on market

Built 1950 5,000 sqft lot $356/sqft · 34% below area Est $485k · 34% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Probate sale with no court approval required. This property offers a strong opportunity for investors or contractors ready to take on a full renovation. The home is in distressed condition and has been partially gutted, including the kitchen and all doors which have been completely removed. Significant work is needed throughout, including installation of a new kitchen, bathroom updates, flooring, interior paint, doors, casings, trim, and exterior landscaping. Property is being sold strictly as-is with no repairs or credits. Due to condition, this will not qualify for traditional financing. Cash offers only.

Key facts

• New kitchen
• Interior paint
• Full renovation

Tags

• FULL RENOVATION
• NEW KITCHEN
• BATHROOM UPDATES
• INTERIOR PAINT
• EXTERIOR LANDSCAPING

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1950
• Construction: Stucco exterior
• Exterior features: Front yard; Back yard

Interior

• Kitchen: No kitchen features listed
• Bedrooms: 2 bedrooms (street level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: No additional rooms; Main entry
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (27.9% below list).
• Recommended offer: $231k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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); 271 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,690 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (median comp): $484,936
• List price: $319,900
• Delta: -34.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Jimno Ave	0.05mi	2/1.0	898 (0%)	10mo	$468,000	$521	90
339 Dimaggio Ave	0.21mi	2/1.0	882 (-2%)	2mo	$480,000	$544	86
182 Dimaggio Ave	0.03mi	2/2.0	898 (0%)	11mo	$485,000	$540	86
52 Rose Ann Ave	0.12mi	3/1.0 (+1)	955 (+6%)	5mo	$515,000	$539	75
226 W 9th St	0.58mi	2/1.0	908 (+1%)	1mo	$275,000	$303	71
56 Parkside Ln	0.35mi	2/1.0	863 (-4%)	13mo	$460,000	$533	66
266 Warren Way	0.25mi	3/1.0 (+1)	964 (+7%)	10mo	$440,000	$456	63
860 W 17th St	0.25mi	3/1.0 (+1)	964 (+7%)	11mo	$500,000	$519	62
65 Locust Dr	0.41mi	2/1.0	826 (-8%)	8mo	$442,000	$535	60
2 Salisbury Dr	0.59mi	3/1.0 (+1)	1,020 (+14%)	6mo	$495,500	$486	40
83 Asbury Way	0.70mi	3/2.0 (+1)	1,020 (+14%)	5mo	$519,000	$509	31
157 Arlington Dr	0.67mi	3/2.0 (+1)	1,020 (+14%)	9mo	$510,000	$500	30

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: -22.3%
• Equity multiple: 0.24×
• Total profit: $-67,881
• Equity at exit: $47,698

10-year hold

• IRR: -21.4%
• Equity multiple: -0.02×
• Total profit: $-91,488
• Equity at exit: $27,659

Cash invested: $89,572 (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: 271
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-183

Break-even live

Break-even rent $2,538

Max offer price $287,599

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-92	+0% $-183	+5% $-273	+10% $-364
Rent	-10% $-365	-5% $-274	+0% $-183	+5% $-92	+10% $-1
Rate	-1.0pp $-22	-0.5pp $-101	base $-183	+0.5pp $-266	+1.0pp $-350

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1249 Beacon St Unit 2 Pittsburg, CA	2.0	1.5	900	$2,500	$2.78	25d	1	0.37mi
505 W 10th St Pittsburg, CA	1.0–4.0	1.0–2.0	416	$2,141	$5.14	6d	8	0.50mi
1010 Power Ave Pittsburg, CA	1.0–2.0	1.0–2.0	818	$2,169	$2.65	4d	12	0.57mi
4 Covington Dr Unit A Pittsburg, CA	1.0	1.0	600	$2,000	$3.33	12d	1	0.61mi
1680 Barrus Ave Pittsburg, CA	2.0	1.0	850	$2,300	$2.71	25d	1	0.74mi
322 E 8th St Pittsburg, CA	2.0	1.0	884	$2,495	$2.82	19d	1	0.78mi
1346 Redwood St Pittsburg, CA	3.0	1.5	1066	$2,915	$2.73	17d	1	0.82mi
535 Central Ave Unit 2 Pittsburg, CA	1.0	1.0	700	$1,795	$2.56	44d	1	0.83mi
461 E 9th St Unit 461 Pittsburg, CA	2.0	1.0	875	$2,100	$2.40	0d	1	0.87mi
100 E Leland Rd Pittsburg, CA	1.0	1.0	654	$1,745	$2.67	25d	1	0.93mi
706 E 12th St Pittsburg, CA	2.0	1.0	939	$2,490	$2.65	25d	1	0.97mi
706 E 12th St Pittsburg, CA	2.0	1.0	935	$2,490	$2.66	22d	1	0.97mi
2 Marina Blvd Pittsburg, CA	1.0	1.0	660	$1,841	$2.79	0d	15	1.08mi
1373 Columbia St Pittsburg, CA	1.0	1.0	736	$1,900	$2.58	44d	1	1.14mi
3818 Harbor St Pittsburg, CA	2.0	1.0	825	$2,350	$2.85	4d	1	1.40mi
1128 E Leland Rd Pittsburg, CA	1.0–2.0	1.0	758	$2,245	$2.96	0d	12	1.41mi
110 Dias Cir Pittsburg, CA	1.0–3.0	1.0–2.0	819	$2,385	$2.91	0d	17	1.45mi
4 Meadowbrook Ave Pittsburg, CA	2.0	2.0	1122	$2,600	$2.32	44d	1	1.47mi

Listing history 5 events

1. 2026-05-12
   status Pending 615-char remark
2. 2026-05-12
   historical Active Under Contract 615-char remark
3. 2026-05-04
   listed $319,900 Active 615-char remark
4. 1993-08-13
   soldstatus $97,500
5. 1989-11-22
   soldstatus $88,000

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,431 · $203/mo
• Expected delta: +$98/yr (+$8/mo · 4.2%)

ⓘ 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 ≥97°F today · 15 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: $27,683
• − Mortgage interest: −$17,919
• − Property taxes: −$2,333
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$9,306
• Taxable loss: −$7,905
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-297/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

+286.4% since first listed

6 events — show timeline

• 2026-06-03 Sold (Public Records) $340,000 Public Records
• 2026-05-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-04 Listed $319,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1993-08-13 Sold (Public Records) $97,500 Public Records
• 1989-11-22 Sold (Public Records) $88,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,333 · +9.3% YoY. Source: county tax records.