91 Terrace Ct · Concord, CA 94518

$219,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 5 Days on market

Built 2014 Est $183k · 20% over

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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).

• Cash flow +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 91 Terrace Court, a beautifully updated and well-maintained home located in one of Concord's most desirable manufactured home communities. This 2014 home offers modern comfort and convenience with numerous upgrades throughout, including a remodeled kitchen, fresh paint, air conditioning, and an in-unit washer and dryer. Situated on one of the largest lots in the park, this property provides exceptional outdoor space along with scenic views that create a peaceful setting to enjoy year-round. The spacious lot offers endless possibilities for entertaining or simply relaxing while taking in the surroundings. Residents of this community enjoy an impressive array of amenities, includin

Key facts

• Two swimming pools
• Two clubhouses
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• IN-UNIT WASHER AND DRYER
• LARGEST LOTS
• SCENIC VIEWS
• TWO SWIMMING POOLS
• TWO CLUBHOUSES

Property features AI

Finance

• Other: Community pool is in-ground and includes a pool house
• HOA & community: Pets allowed; Park name: Concord Mobile Home Park; Community clubhouse, pool, and laundry

Exterior

• Parking: Tandem parking, no garage
• Utilities: Public water; Public sewer; Individual electric meter
• Home design: Manufactured home located in a park; Single-wide model (Balboa Island); Main entry at street level
• Construction: Wood siding; Pillar/post/pier foundation; Built as a manufactured/mobile home
• Exterior features: Patio; Side yard; Landscaped and premium lot on a cul-de-sac; Yard space

Interior

• Kitchen: Dishwasher; Gas range / cooktop; Free-standing range/oven; Disposal; Updated kitchen with solid surface counters
• Bedrooms: 2 bedrooms (main entry/street level)
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom has a stall shower and updated finishes; Other bathroom has a shower over tub and updated finishes
• Heating & cooling: Forced-air heating; Wall/window cooling units
• Interior features: Solid surface counters; Updated kitchen; No additional rooms listed
• Laundry & utility: Washer and dryer in laundry closet; ENERGY STAR qualified appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Cap rate 8.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Woodside Elementary (math 32% / reading 27%, grade F, #856 of 1,571 statewide, top 57%, 278 students, 32% FRL); Oak Grove Middle (math 8% / reading 19%, grade F, #468 of 498 statewide, top 94%, 720 students, 81% FRL); Ygnacio Valley High (math 12% / reading 32%, grade F, #950 of 1,170 statewide, top 82%, 1,172 students, 82% FRL) — zoned schools average 65% FRL vs 37% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-19 pts) — the specific schools serving this property underperform the Mt. Diablo Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $219,000

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. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $183,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Scenic Dr	0.14mi	2/1.0	800 (0%)	2mo	$135,000	$169	87
86 Eileen Ln	0.25mi	2/2.0	812 (+2%)	6mo	$235,000	$289	81
81 Eileen	0.26mi	2/1.0	825 (+3%)	4mo	$149,000	$181	75
96 Welcome Ave	0.36mi	2/2.0	868 (+8%)	1mo	$199,000	$229	68

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-16,352
• Equity at exit: $32,654

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $9,009
• Equity at exit: $18,935

Cash invested: $61,320 (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: 134
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $308

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 82%

Sensitivity live

Price	-10% $460	-5% $384	+0% $308	+5% $233	+10% $157
Rent	-10% $126	-5% $217	+0% $308	+5% $399	+10% $490
Rate	-1.0pp $419	-0.5pp $364	base $308	+0.5pp $252	+1.0pp $194

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 San Miguel Rd Concord, CA	1.0–2.0	1.0–1.5	890	$2,590	$2.91	21d	1	0.44mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	25d	1	0.68mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	25d	1	0.72mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	25d	2	0.74mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	0d	4	0.74mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	25d	1	0.74mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$2,045	$3.03	4d	1	0.82mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	25d	1	0.83mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	3d	3	0.87mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	6d	1	0.89mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,595	$2.39	0d	6	0.92mi
1167 Saint Matthew Pl Concord, CA	2.0	1.0	850	$2,295	$2.70	6d	1	0.99mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	13d	9	1.04mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	20d	1	1.06mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	5d	1	1.06mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	23d	1	1.07mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	25d	1	1.07mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	1.08mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	22d	1	1.10mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	25d	1	1.10mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	25d	1	1.11mi
2520 Ryan Rd Concord, CA	2.0	2.0	1012	$2,750	$2.72	25d	1	1.11mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	25d	1	1.12mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	25d	1	1.12mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	5d	1	1.15mi
3055 Treat Blvd Concord, CA	2.0	2.0	973	$2,500	$2.57	25d	1	1.15mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$2,350	$3.13	0d	14	1.16mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	6d	1	1.16mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	16d	1	1.16mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	25d	1	1.17mi
3720 Clayton Rd Concord, CA	1.0	1.0	600	$2,000	$3.33	25d	1	1.17mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	23d	1	1.19mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	18d	1	1.20mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	25d	1	1.21mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	6d	1	1.21mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,350	$3.54	0d	5	1.21mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	1.22mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	25d	5	1.22mi
1125 Lacey Ln #4 Concord, CA	1.0	1.0	680	$1,850	$2.72	25d	1	1.23mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	3d	11	1.24mi

Listing history 12 events

1. 2026-06-21
   days on market $219,000 Active 5 DOM
2. 2026-06-18
   days on market $219,000 Active 2 DOM
3. 2026-06-17
   statusdays on market $219,000 Active 1 DOM
4. 2026-06-16
   days on market $219,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $219,000 Coming Soon 4 DOM
6. 2026-06-13
   days on market $219,000 Coming Soon 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricestatusdays on marketlisting id $219,000 Coming Soon 1 DOM
9. 2026-06-01
   days on market $237,900 Active 172 DOM
10. 2026-05-31
    days on market $237,900 Active 171 DOM
11. 2025-12-11
    price $237,900
12. 2025-12-11
    listed $235,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,672
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$6,371
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,645/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

+1.2% since first listed

2 events — show timeline

• 2025-12-11 Price Changed $237,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-11 Listed $235,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.9%/yr

Latest (2025): $368 · +0.3% YoY. Source: county tax records.