14 Del Rio · Pittsburg, CA 94565

$155,000

2 bd · 2.0 ba · 783 sqft · Manufactured · 56 Days on market

Good condition $198/sqft · 57% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Meadows Family Park, where comfort and convenience come together. This updated and move in ready single wide sits on a rare double wide lot, giving you that extra space that’s hard to find. Inside, you’ll find 2 bedrooms and 2 full bathrooms with a fresh, clean feel throughout. The home has been nicely updated with new paint inside and out, laminate flooring, and dual pane windows that bring in great natural light. The kitchen includes newer appliances like a refrigerator and dishwasher, and the washer and dryer are also included to make everyday living easy. The Meadows has so much to offer with a pool, playground, basketball court, clubhouse, small library, and laundry facilities, creating a fun and welcoming community to be part of. This is a great opportunity to get into a nicely updated home in a community people truly enjoy living in.

Key facts

• Laminate flooring
• Double wide lot
• Newer appliances

Tags

• DOUBLE WIDE LOT
• NEW PAINT
• LAMINATE FLOORING
• DUAL PANE WINDOWS
• NEWER APPLIANCES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $98,521
• List price: $155,000
• Delta: 57.33%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Shannon	0.12mi	2/1.0	720 (-8%)	10mo	$125,000	$174	69
242 Orangevale #242	0.25mi	2/1.0	840 (+7%)	6mo	$75,000	$89	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 · 1.11% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $13,512
• Equity at exit: $23,111

10-year hold

• IRR: 15.7%
• Equity multiple: 2.17×
• Total profit: $50,640
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $671

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 65%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Power Ave Pittsburg, CA	1.0–2.0	1.0–2.0	818	$2,169	$2.65	3d	12	0.55mi
4 Covington Dr Unit A Pittsburg, CA	1.0	1.0	600	$2,000	$3.33	11d	1	0.59mi
1249 Beacon St Unit 2 Pittsburg, CA	2.0	1.5	900	$2,500	$2.78	24d	1	1.13mi
35 Roberts St Unit b Bay Point, CA	2.0	1.0	800	$1,795	$2.24	1d	1	1.13mi
505 W 10th St Pittsburg, CA	1.0–4.0	1.0–2.0	416	$2,141	$5.14	5d	8	1.18mi

Listing history 9 events

1. 2026-03-31
   listed $155,000 Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to The Meadows Family Park, where comfort and convenience come together. This updated and move in ready single wide sits on a rare double wide lot, giving you that extra space that’s hard to find. Inside, you’ll find 2 bedrooms and 2 full bathrooms with a fresh, clean feel throughout. The home has been nicely updated with new paint inside and out, laminate flooring, and dual pane windows that bring in great natural light. The kitchen includes newer appliances like a refrigerator and dishwasher, and the washer and dryer are also included to make everyday living easy. The Meadows has so much to offer with a pool, playground, basketball court, clubhouse, small library, and laundry facilities, creating a fun and welcoming community to be part of. This is a great opportunity to get into a nicely updated home in a community people truly enjoy living in.

2. 2024-09-12
   soldstatus $85,000 Closed 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

3. 2024-09-12
   soldstatus $85,000 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

4. 2024-08-23
   status Pending 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

5. 2024-08-10
   status Active 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

6. 2024-07-26
   status Pending 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

7. 2024-07-19
   price $100,000 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

8. 2024-07-19
   listed $99,999 Active 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

9. 2024-07-19
   listed $100,000 742-char remark

   Show marketing remark (742 chars)

   Welcome to an incredible investment opportunity or your perfect starter home! This 2 bedroom, 2 bathroom mobile home, situated in the desirable The Meadows mobile community in Pittsburg, CA, offers 783 square feet of potential on a spacious double-wide lot. Though this home is a fixer-upper, it presents a fantastic canvas for those looking to invest in real estate or create a personalized living space. Don't miss out on this amazing opportunity to invest in a property with endless potential. Whether you're looking to dip your toes into real estate or seeking an affordable home to renovate and make your own, this mobile home in The Meadows is the perfect choice. Contact us today for more information or to schedule a viewing!

ⓘ 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 ≥97°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: $26,457
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$4,509
• Taxable income: $5,933
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $6,623/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This updated and move-in-ready single-wide mobile home in The Meadows Family Park offers 783 square feet of living space on a double-wide lot. The home features new paint, laminate flooring, and dual-pane windows, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both replace welcome mat — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both replace welcome mat — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+55.0% since first listed

9 events — show timeline

• 2026-03-31 Listed $155,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-12 Sold (MLS) $85,000 San Francisco MLS
• 2024-09-12 Sold (MLS) $85,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-10 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-26 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-19 Price Changed $100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-19 Listed $100,000 San Francisco MLS
• 2024-07-19 Listed $99,999 bridgeMLS, Bay East AOR, or Contra Costa AOR