2137 Presidio Ct · Danville, CA 94526

$950,000

2 bd · 2.0 ba · 1,364 sqft · Townhouse public records · 43 Days on market

Built 1979 3,660 sqft lot $696/sqft · 22% below area Est $1218k · 22% under $566/mo HOA · 16% of rent

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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
• Schools +7.6/10.0
• Appreciation +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Nestled at the end of a court along the 6th fairway—close to the main gate & Country Club—this charming one-story Fairway Villa is now available at an exciting price! This offers an incredible opportunity to make this sought-after home your own & update it to your personal tastes. The popular floor plan features direct interior access from the garage, conveniently located off the kitchen and laundry room, making daily tasks a breeze. Vaulted ceilings in the entry and dining room add a sense of spaciousness rarely found in this model. The home is filled with natural light throughout and boasts brand-new laminate wood flooring. The updated kitchen provides abundant cou

Key facts

• Natural light
• Skylight
• Gas range

Tags

• DIRECT INTERIOR ACCESS
• ABUNDANT COUNTER SPACE
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• SKYLIGHT
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Part of an association (Crow Canyon Country Club); Association amenities include greenbelt, community pool, gated community; Pets allowed; Monthly association fee (includes reserves, insurance, management fee, hazard insurance, common area maintenance, exterior maintenance)

Exterior

• Parking: Attached garage with interior access; 2 garage spaces (covered)
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Built in 1979; Model: Pinehurst; Raised foundation
• Construction: Wood siding construction; Shingle roof
• Exterior features: Patio; On golf course; Court

Interior

• Kitchen: Breakfast nook / eat-in kitchen; Solid-surface counters; Dishwasher; Gas range / free-standing range; Range/oven (free standing); Disposal; Refrigerator; Skylight in kitchen; Updated kitchen
• Bedrooms: 2 bedrooms (street level); Primary bedroom suite (street level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with solid-surface counters, stall shower and tile; Additional bathroom with shower over tub and tile; Both bathrooms updated
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Atrium; Breakfast nook; Solid-surface countertops; Updated kitchen; Skylights; Double-pane windows; Living room fireplace; Crawl space
• Laundry & utility: Laundry room with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $950k.

Deal economics

• At list price, monthly cash flow is $-4k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (65.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (62.5% below list).
• Recommended offer: $331k (65.1% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 1.3% in Danville — 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 77/100 on livability (#79 in CA, #3,007 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D, cost of living F.
• San Ramon Valley Unified (suburban): math 77% / reading 81% proficiency, ranked #28 of 1,400 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Greenbrook Elementary (657 students, 4% FRL); Charlotte Wood Middle (878 students, 5% FRL); San Ramon Valley High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 1,981 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 79% district-wide (-54 pts) — the specific schools serving this property underperform the San Ramon Valley Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 143 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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

• In year one you build about $13k of equity ($7k loan paydown + $6k appreciation (0.7% local appreciation)).
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($922k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 27043% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; list at $950k implies a 494% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,157 (65.1% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.38% ✗
• Cap rate: 1.87%
• Cash-on-cash: -15.80%
• DSCR: 0.30
• GRM: 22.2

CMA / ARV

• ARV (median comp): $1,218,112
• List price: $950,000
• Delta: -22.01%
• 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
1918 Saint George Rd	0.38mi	2/2.0	1,364 (0%)	7mo	$1,120,000	$821	76
537 Rolling Hills Ln	0.41mi	2/2.0	1,436 (+5%)	0mo	$1,110,000	$773	72
3406 Fostoria Way #313	0.36mi	3/2.5 (+1)	1,375 (+1%)	6mo	$830,000	$604	70
631 Silver Lake Dr	0.35mi	2/2.0	1,436 (+5%)	7mo	$1,068,888	$744	69
531 Silver Lake Dr	0.54mi	2/2.0	1,448 (+6%)	0mo	$1,050,000	$725	64
1942 Rancho Verde Cir E	0.32mi	3/2.0 (+1)	1,539 (+13%)	1mo	$1,080,000	$702	58
108 Norris Canyon Pl Unit D	0.39mi	2/2.0	1,179 (-14%)	1mo	$729,000	$618	58
3045 Fostoria Cir	0.42mi	3/2.0 (+1)	1,233 (-10%)	3mo	$635,000	$515	57
1844 Saint George Rd	0.48mi	2/2.0	1,506 (+10%)	7mo	$1,180,000	$784	54
2131 Myrtle Beach Ln	0.40mi	3/2.0 (+1)	1,553 (+14%)	2mo	$1,125,000	$724	51
1864 Saint George Rd	0.47mi	3/2.0 (+1)	1,553 (+14%)	1mo	$1,200,000	$773	50
644 Doral Dr	0.56mi	3/2.0 (+1)	1,550 (+14%)	7mo	$1,325,000	$855	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.67% appreciation · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-210,471
• Equity at exit: $308,310

10-year hold

• IRR: -8.4%
• Equity multiple: -0.01×
• Total profit: $-267,359
• Equity at exit: $397,613

Cash invested: $266,000 (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 94526

• Home prices YoY: 0.2%
• Rents YoY: 5.7%
• Active inventory: 143
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$376 /mo · $4,507/yr
• Insurance: −$396
• HOA: −$566
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-3,503

Break-even live

Break-even rent $7,999

Max offer price $331,157

Occupancy floor —

Sensitivity live

Price	-10% $-2,965	-5% $-3,234	+0% $-3,503	+5% $-3,772	+10% $-4,041
Rent	-10% $-3,785	-5% $-3,644	+0% $-3,503	+5% $-3,362	+10% $-3,222
Rate	-1.0pp $-3,025	-0.5pp $-3,262	base $-3,503	+0.5pp $-3,749	+1.0pp $-4,000

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Norris Canyon Ter San Ramon, CA	2.0	1.0	1009	$2,895	$2.87	1d	1	0.28mi
332 Norris Canyon Ter San Ramon, CA	2.0	2.0	1150	$3,325	$2.89	7d	1	0.36mi
318 Norris Canyon Ter San Ramon, CA	2.0	2.0	1070	$3,300	$3.08	7d	1	0.36mi
4728 Norris Canyon Rd #205 San Ramon, CA	3.0	2.0	951	$3,200	$3.36	26d	1	0.45mi
4720 Norris Canyon Rd #102 San Ramon, CA	3.0	2.0	951	$3,350	$3.52	45d	1	0.46mi
3081 Fostoria Cir Danville, CA	3.0	2.0	1233	$3,400	$2.76	20d	1	0.52mi
3873 Crow Canyon Rd San Ramon, CA	2.0	2.0	1107	$3,250	$2.94	45d	1	0.59mi
1705 Cinnabar Ct San Ramon, CA	3.0	4.0	1716	$4,500	$2.62	45d	1	0.65mi
5022 Lakeview Dr #101 San Ramon, CA	3.0	2.0	1309	$3,900	$2.98	7d	1	0.97mi
910 Vista Pointe Dr San Ramon, CA	3.0	2.5	1727	$4,500	$2.61	26d	1	1.01mi
1102 Vista Pointe Cir San Ramon, CA	3.0	2.5	1471	$4,100	$2.79	7d	1	1.10mi
1000 Canyon Village Cir San Ramon, CA	1.0–2.0	1.0–2.0	881	$3,000	$3.40	0d	14	1.10mi
453 Carillo Ct San Ramon, CA	3.0	1.5	1200	$3,350	$2.79	17d	1	1.21mi
481 Carillo Ct San Ramon, CA	2.0	1.0	954	$2,900	$3.04	13d	1	1.24mi
560 La Copita Ct San Ramon, CA	3.0	1.5	1200	$3,300	$2.75	45d	1	1.25mi
505 Mission Pl Danville, CA	3.0	2.0	1334	$3,700	$2.77	0d	1	1.27mi
2000 Shoreline Loop San Ramon, CA	2.0	1.0–2.0	775	$3,999	$5.16	0d	23	1.32mi
1830 Mockingbird Pl Danville, CA	3.0	2.5	1705	$4,700	$2.76	4d	1	1.35mi
1700 Promontory Ter San Ramon, CA	1.0–3.0	1.0–2.0	953	$3,402	$3.57	0d	16	1.36mi
211 Skyline Dr San Ramon, CA	3.0	3.0	1317	$3,850	$2.92	45d	1	1.37mi
401 Canyon Woods Pl San Ramon, CA	2.0	1.0–2.0	775	$3,622	$4.67	0d	11	1.39mi
601 Destiny Ln San Ramon, CA	2.0	2.0	1027	$3,395	$3.31	7d	1	1.41mi
330 Eastridge Dr San Ramon, CA	2.0	2.0	1058	$2,800	$2.65	5d	1	1.43mi
331 Eastridge Dr San Ramon, CA	2.0	1.0	985	$2,550	$2.59	22d	1	1.46mi

HOA detail

• Monthly dues: $566 · $6,792/yr

Listing history 13 events

1. 2026-06-09
   days on market $950,000 Active 43 DOM
2. 2026-06-08
   days on market $950,000 Active 42 DOM
3. 2026-06-07
   days on market $950,000 Active 41 DOM
4. 2026-06-04
   days on market $950,000 Active 38 DOM
5. 2026-06-03
   days on market $950,000 Active 37 DOM
6. 2026-06-02
   days on market $950,000 Active 36 DOM
7. 2026-06-01
   days on market $950,000 Active 35 DOM
8. 2026-05-31
   days on market $950,000 Active 34 DOM
9. 2026-04-27
   historical
10. 2026-04-27
    listed $950,000 Active 1466-char remark
11. 2026-04-17
    price
12. 2026-03-20
    listed Active
13. 1988-05-27
    soldstatus $160,000

ⓘ 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: $4,507 · $376/mo
• Projected year-2 tax: $7,220 · $602/mo
• Expected delta: +$2,713/yr (+$226/mo · 60.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,777
• − Mortgage interest: −$53,215
• − Property taxes: −$4,507
• − Insurance: −$4,750
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − HOA: −$6,792
• − Depreciation: −$27,636
• Taxable loss: −$60,967
• Est. tax savings @ 24.0%: +$14,632
• After-tax cash flow: $-27,406/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: San Ramon Valley Unified
• NCES district ID: 0635130
• Math proficiency: 77% ▬ 0.00%
• Reading proficiency: 81% ▼ -1.00%
• Median HH income: $138,331
• Composite: 76.08/100
• National rank: #216
• State rank: #28 of 1400 in CA

Livability — Danville

• Score: 77/100
• State rank: #79
• US rank: #3007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, CA
• County: Contra Costa County · 1,059,880 people
• City population: 59,639
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 32,584
• Household income: $225,097
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 440.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 16% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 83% English-only · Chinese 4% Other Indo-European 4% Spanish 3%

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: ▲ 0.67%
• Current HPI: 338.4779
• Rent YoY: ▲ 5.72%
• 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

-97.8% since first listed

8 events — show timeline

• 2026-06-10 Rental Removed $3,500 BRIDGEMLS
• 2026-06-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-03 Listed for Rent $3,500 BRIDGEMLS
• 2026-04-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-27 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-20 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1988-05-27 Sold (Public Records) $160,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,507 · +3.3% YoY. Source: county tax records.