273 Luau Dr · Pittsburg, CA 94565

$160,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 55 Days on market

Built 1980 $139/sqft · 10% above area Est $146k · 10% over

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Why this score? — see what drove the C+ 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 +3.1/15.0
• 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

Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

Key facts

• Move-in ready
• Easy access
• Corner lot

Tags

• DOUBLE-WIDE MOBILE HOME
• CORNER LOT
• LANDSCAPED FRONT ENTRANCE
• MOVE-IN READY
• EASY ACCESS

Property features AI

Finance

• HOA & community: Located in a senior community; Community clubhouse; Community pool; On-site activities available; Park name: DELTA HAWAII MOBILE HO

Exterior

• Parking: 2 covered spaces; 2-car garage spaces; Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Aluminum siding
• Exterior features: Front yard; Patio; Property includes 2 mobile homes on one lot

Interior

• Kitchen: Breakfast bar and eat-in kitchen; Dishwasher; Double oven; Gas range / cooktop; Self-cleaning oven; Microwave; Refrigerator; Disposal; Ice maker hookup
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Shower over tub in bathrooms
• Heating & cooling: Gravity heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Dining area; Family room; Living room; Mirrored closet doors; Double pane windows
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $145,747
• List price: $160,000
• Delta: 9.78%
• Verdict: FAIR
• Comps: 20 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	0.10mi	2/2.0	1,152 (0%)	1mo	$60,000	$52	94
109 Reef Dr #109	0.25mi	2/2.0	1,152 (0%)	2mo	$120,000	$104	87
202 Queens Way	0.11mi	2/2.0	1,248 (+8%)	1mo	$70,000	$56	81
170 Sunset Way	0.19mi	2/2.0	1,160 (+1%)	12mo	$169,500	$146	80
131 Banyon Dr	0.23mi	2/2.0	1,100 (-4%)	2mo	$82,000	$75	80
280 Luau Dr	0.02mi	2/2.0	1,248 (+8%)	14mo	$210,000	$168	74
18 Surf Dr	0.29mi	2/2.0	1,200 (+4%)	12mo	$112,000	$93	69
171 Sunset Dr	0.19mi	2/2.0	1,248 (+8%)	11mo	$100,000	$80	68
46 Palm Dr	0.23mi	3/2.0 (+1)	1,277 (+11%)	6mo	$230,000	$180	61
169 Sunset Way	0.19mi	2/2.0	1,320 (+15%)	9mo	$249,500	$189	60
193 Kona Cir	0.15mi	3/2.0 (+1)	1,260 (+9%)	18mo	$244,000	$194	57
27 Surf Dr	0.33mi	2/2.0	1,296 (+12%)	20mo	$105,000	$81	47

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: 17.4%
• Equity multiple: 1.69×
• Total profit: $30,810
• Equity at exit: $23,857

10-year hold

• IRR: 24.5%
• Equity multiple: 2.94×
• Total profit: $86,956
• Equity at exit: $13,834

Cash invested: $44,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $967

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 58%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Harbor St Pittsburg, CA	2.0	1.0	825	$2,350	$2.85	3d	1	0.18mi
4 Meadowbrook Ave Pittsburg, CA	2.0	2.0	1122	$2,600	$2.32	43d	1	0.18mi
948 Golden Leaf Way Pittsburg, CA	3.0	2.0	1386	$3,400	$2.45	43d	1	0.22mi
2221 Lynbrook Dr Pittsburg, CA	3.0	2.0	1365	$3,195	$2.34	43d	1	0.48mi
1128 E Leland Rd Pittsburg, CA	1.0–2.0	1.0	758	$2,245	$2.96	2d	11	0.54mi
500 Loveridge Cir Pittsburg, CA	1.0–3.0	1.0–2.0	825	$2,430	$2.95	1d	10	0.61mi
110 Dias Cir Pittsburg, CA	1.0–3.0	1.0–2.0	819	$2,385	$2.91	1d	15	0.65mi
17 Lorraine Ave Pittsburg, CA	3.0	1.5	1180	$2,700	$2.29	18d	1	0.68mi
30 Castlewood Dr Pittsburg, CA	1.0–2.0	1.0	793	$2,640	$3.33	1d	3	0.82mi
240 Benjamin Ave Pittsburg, CA	3.0	2.0	1379	$3,139	$2.28	2d	1	0.89mi
1000 Pheasant Dr Pittsburg, CA	1.0–2.0	1.0–2.5	879	$2,795	$3.18	24d	29	0.96mi
241 W Buchanan Rd Pittsburg, CA	1.0–2.0	1.0–2.0	840	$2,660	$3.17	1d	13	1.03mi
1680 Barrus Ave Pittsburg, CA	2.0	1.0	850	$2,300	$2.71	24d	1	1.14mi
2205 E Leland Rd Pittsburg, CA	1.0–2.0	1.0–2.0	847	$2,359	$2.79	1d	20	1.18mi
1373 Columbia St Pittsburg, CA	1.0	1.0	736	$1,900	$2.58	43d	1	1.24mi
1353 Pine St Pittsburg, CA	3.0	2.0	1369	$2,750	$2.01	5d	1	1.27mi
1341 Maple St Pittsburg, CA	2.0	1.0	1299	$2,550	$1.96	21d	1	1.27mi
1346 Redwood St Pittsburg, CA	3.0	1.5	1066	$2,915	$2.73	16d	1	1.30mi
2191 Lakeview Cir Pittsburg, CA	2.0	2.0	783	$2,500	$3.19	16d	1	1.30mi
535 Central Ave Unit 2 Pittsburg, CA	1.0	1.0	700	$1,795	$2.56	43d	1	1.37mi
706 E 12th St Pittsburg, CA	2.0	1.0	939	$2,490	$2.65	24d	1	1.38mi
706 E 12th St Pittsburg, CA	2.0	1.0	935	$2,490	$2.66	21d	1	1.38mi

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 55 DOM
2. 2026-06-17
   days on market $160,000 Active 54 DOM
3. 2026-06-16
   days on market $160,000 Active 53 DOM
4. 2026-06-15
   days on market $160,000 Active 52 DOM
5. 2026-06-13
   days on market $160,000 Active 50 DOM
6. 2026-06-13
   days on market $160,000 Active 49 DOM
7. 2026-06-09
   days on market $160,000 Active 46 DOM
8. 2026-06-08
   days on market $160,000 Active 45 DOM
9. 2026-06-07
   days on market $160,000 Active 44 DOM
10. 2026-06-04
    days on market $160,000 Active 41 DOM
11. 2026-06-03
    days on market $160,000 Active 40 DOM
12. 2026-06-02
    days on market $160,000 Active 39 DOM
13. 2026-06-01
    days on market $160,000 Active 38 DOM
14. 2026-05-31
    days on market $160,000 Active 37 DOM
15. 2026-05-13
    price $170,000 833-char remark
16. 2026-04-24
    listed $178,000 Active 833-char remark
17. 2026-04-24
    historical $178,000 833-char remark
18. 2023-08-02
    soldstatus $140,000 Sold 935-char remark

    Show marketing remark (935 chars)

    Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

19. 2023-08-02
    soldstatus $140,000 935-char remark

    Show marketing remark (935 chars)

    Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

20. 2023-06-30
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

21. 2023-05-26
    listed $149,000 New 935-char remark

    Show marketing remark (935 chars)

    Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

22. 2023-05-26
    listed $149,000 935-char remark

    Show marketing remark (935 chars)

    Welcome to this charming 2 bedroom, 2 bath home located in Delta Hawaii! It is situated on a nice corner lot which it makes it convenient to come and go to all of the shopping areas and restaurants that are located close by! The beautiful covered front porch is a great place to have your morning coffee and read a book! There is a nice size side yard where you can have a container garden or a BBQ with friends! Inside there are beautiful luxury vinyl floors through-out! The kitchen features a stainless refrigerator, double oven, gas stove-top, dishwasher and a built-in island! There are 2 areas right off the kitchen that you can have your dining table and one has a built-in hutch! The primary bedroom has wall to ceiling mirrored doors for the closet which makes the room feel huge! In the bathroom is a beautiful sink sitting on a quartz countertop! There is a lot more this home offers so make plans to visit it soon!

23. 2015-06-17
    soldstatus $45,000 Sold
24. 2015-04-27
    listed $45,000 New
25. 2002-11-12
    historical
26. 2002-11-12
    historical

ⓘ 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 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: $31,486
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$4,655
• Taxable income: $9,631
• Est. tax owed @ 24.0%: −$2,311
• After-tax cash flow: $9,294/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

+255.6% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $160,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-13 Price Changed $170,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Listed $178,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Coming Soon $178,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-08-02 Sold (MLS) $140,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-06-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-26 Listed $149,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-06-17 Sold (MLS) $45,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-04-27 Listed $45,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2002-11-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2002-11-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR