140 Shannon · Pittsburg, CA 94565

$235,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 19 Days on market

Built 1978 Good condition Est $228k · at est.

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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 +9.4/10.0
• ARV discount +6.0/15.0
• 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

Beautifully upgraded 4 bedroom, 2-bath home featuring numerous improvements! Located on a corner lot in The Meadows family park, this light-filled residence offers a spacious living area that flows seamlessly into the adjoining kitchen. The kitchen boasts abundant granite counter space and ample storage, including a separate walk-in pantry, along with a full suite of appliances—dishwasher, microwave, and refrigerator included. The guest bathroom has been updated with a new vanity and features a shower over the tub. Both secondary bedrooms are generously sized and include mirrored closet doors. The expansive primary bedroom also features mirrored closet doors, while the ensuite bathroo

Key facts

• Spacious living area
• Corner lot
• 2 garage spots

Tags

• CORNER LOT
• SPACIOUS LIVING AREA
• ABUNDANT GRANITE COUNTER SPACE
• SEPARATE WALK-IN PANTRY
• FULL SUITE OF APPLIANCES
• UPDATED GUEST BATHROOM

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Community amenities include clubhouse, pool, and greenbelt; Located in THE MEADOWS park

Exterior

• Parking: 2 garage spaces; Carport for 2 or more vehicles (covered)
• Utilities: Public water; Public sewer
• Home design: Manufactured home located in a park; Double wide model (Biltmore)
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Front porch; Corner lot; Community pool; Community clubhouse; Greenbelt

Interior

• Kitchen: Kitchen island; Stone counters; Breakfast bar; Dishwasher; Disposal; Gas range / cooktop; Free‑standing range; Microwave; Refrigerator; Pantry; Range/oven (free standing)
• Bedrooms: 3 bedrooms (street level)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bath with stall shower and sunken tub; Other bath(s) with shower over tub
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Pantry; Mirrored closet doors; No additional rooms listed
• Laundry & utility: Laundry room with washer and dryer; Cabinets in laundry area; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% 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 $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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $231,475 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $227,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Shannon	0.00mi	4/2.0	1,440 (0%)	0mo	$228,000	$158	100
285 Auburn	0.18mi	4/2.0	1,488 (+3%)	5mo	$225,000	$151	82
364 Stonyford Dr	0.16mi	3/2.0 (-1)	1,536 (+7%)	8mo	$165,000	$107	70
308 Jacinto	0.12mi	4/2.0	1,306 (-9%)	12mo	$265,000	$203	69
352 Blackleaf #352	0.15mi	3/2.5 (-1)	1,440 (0%)	23mo	$225,000	$156	67
131 Klamath	0.06mi	3/2.0 (-1)	1,224 (-15%)	10mo	$196,000	$160	59

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $22,256
• Equity at exit: $35,039

10-year hold

• IRR: 16.4%
• Equity multiple: 2.22×
• Total profit: $80,417
• Equity at exit: $20,319

Cash invested: $65,800 (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: 271
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $1,046

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,208	-5% $1,127	+0% $1,046	+5% $964	+10% $883
Rent	-10% $779	-5% $912	+0% $1,046	+5% $1,179	+10% $1,313
Rate	-1.0pp $1,164	-0.5pp $1,105	base $1,046	+0.5pp $985	+1.0pp $923

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1093 Mayport Dr Pittsburg, CA	4.0	2.5	1865	$3,500	$1.88	14d	1	0.34mi
332 Riptide Ct Pittsburg, CA	3.0	2.0	1167	$2,795	$2.40	14d	1	0.44mi
244 Balsam St Pittsburg, CA	4.0	2.5	1699	$3,600	$2.12	45d	1	0.72mi
61 Cassia St Pittsburg, CA	4.0	2.5	1699	$3,400	$2.00	14d	1	0.85mi
135 Poinsettia Ave Bay Point, CA	3.0	1.0	1169	$2,700	$2.31	0d	1	1.45mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-09
   status Active
3. 2026-04-12
   status Pending
4. 2026-03-29
   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 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: $40,551
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$6,836
• Taxable income: $9,363
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $10,300/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, upgraded mobile home is move-in ready with good condition and potential for further value through exterior painting and landscaping improvements.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental appeal ↑

ⓘ 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

4 events — show timeline

• 2026-05-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-09 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-29 Listed $235,000 bridgeMLS, Bay East AOR, or Contra Costa AOR