42 Galloway Dr · Concord, CA 94518

$265,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 17 Days on market

Good condition Est $218k · 21% over

---

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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This spacious 2 bedroom 2 bathroom, DOUBLE WIDE Manufactured home, is situated on a CORNER lot and is one of the LARGEST LOTS in the park! Fenced in yard offers tons of PRIVACY and space to entertain. Enter into your cozy living room and dining area. Kitchen features stainless steel appliances and granite counters with a breakfast bar. Previously a 3 bedroom home. The 3rd bedroom was converted to make a MASTER SUITE, it can easily be converted back to 3 bedrooms! Home shows pride of ownership. Concord Mobile Home Park is Top rated! This family park is well maintained and has 2 community pools, a clubhouse and car wash area!! MUST get pre approved with park manager. THIS IS A MUST SEE!!

Key facts

• Mature fruit trees
• Two sparkling pools
• Clubhouse

Tags

• MATURE FRUIT TREES
• REMODELED KITCHEN
• ENSUITE BATH
• PRIVATE HOT TUB
• TWO SPARKLING POOLS
• CLUBHOUSE

Property features AI

Finance

• HOA & community: No association fee listed; Pets allowed (dogs OK; limits on number and size)

Exterior

• Parking: Covered parking; Carport for 2 vehicles; 2 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (double wide)
• Construction: Double wide manufactured home; Model: Budger; Year built: unknown
• Exterior features: Located in Concord Mobile Home Park; Board approval and rental restrictions apply

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Pellet stove; Wall furnace; Ceiling fan(s); Has heating and cooling
• Interior features: Updated/remodeled condition; Pellet stove fireplace; Wall furnace heating; Ceiling fans; Cooling (other)
• Laundry & utility: Indoor laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 17d 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 $8k 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

• It's been on market 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $205k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $261,025 (1.5% below list)

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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Welcome Ave	0.25mi	2/2.0 (-1)	1,200 (0%)	9mo	$170,000	$142	76
36 Helen Ave #36	0.22mi	3/2.0	1,100 (-8%)	0mo	$239,000	$217	76
20 Terrace Dr	0.04mi	2/2.0 (-1)	1,152 (-4%)	18mo	$180,000	$156	72
19 Terrace Dr	0.13mi	2/2.0 (-1)	1,154 (-4%)	19mo	$285,000	$247	66
26 David Dr	0.19mi	3/2.0	1,020 (-15%)	3mo	$170,000	$167	64
131 Laila Ln	0.11mi	2/2.0 (-1)	1,080 (-10%)	16mo	$248,000	$230	60
1080 San Miguel Rd #127	0.38mi	2/2.0 (-1)	1,100 (-8%)	9mo	$200,000	$182	56
45 Terrace Dr	0.11mi	2/2.0 (-1)	1,368 (+14%)	14mo	$285,000	$208	55
69 Terrace Dr	0.15mi	2/2.0 (-1)	1,368 (+14%)	15mo	$200,000	$146	52

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-24,827
• Equity at exit: $39,512

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $83
• Equity at exit: $22,912

Cash invested: $74,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $294

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 84%

Sensitivity live

Price	-10% $477	-5% $385	+0% $294	+5% $202	+10% $110
Rent	-10% $81	-5% $187	+0% $294	+5% $400	+10% $506
Rate	-1.0pp $427	-0.5pp $361	base $294	+0.5pp $225	+1.0pp $155

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: $66,250
• Closing costs: $7,950
• 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	0.31mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	25d	1	0.64mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	25d	1	0.66mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	25d	2	0.67mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	0d	4	0.67mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$2,045	$3.03	4d	1	0.69mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	6d	1	0.76mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	3d	3	0.79mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$3,055	$2.82	0d	6	0.80mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	25d	1	0.80mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	13d	9	0.92mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	0.98mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	22d	1	0.99mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	25d	1	1.00mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	5d	1	1.02mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$2,350	$3.13	0d	14	1.03mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	6d	1	1.05mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	25d	1	1.06mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	16d	1	1.07mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,350	$3.54	0d	5	1.09mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	23d	1	1.09mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	25d	5	1.10mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	3d	11	1.11mi
1167 Saint Matthew Pl Concord, CA	2.0	1.0	850	$2,295	$2.70	6d	1	1.11mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	6d	1	1.11mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	25d	1	1.11mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	1.12mi
1301 Traynor Rd Concord, CA	3.0	1.0	1024	$3,395	$3.32	0d	1	1.12mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$4,535	$4.34	0d	13	1.14mi
2520 Ryan Rd Concord, CA	2.0	2.0	1012	$2,750	$2.72	25d	1	1.17mi
3055 Treat Blvd Concord, CA	2.0	2.0	973	$2,500	$2.57	25d	1	1.22mi
1500 Pine St Concord, CA	1.0–2.0	1.0	735	$2,200	$2.99	11d	1	1.23mi
1590 Detroit Ave Concord, CA	2.0	1.0	878	$2,500	$2.85	25d	1	1.23mi
1730 Adelaide St Concord, CA	2.0	1.0	940	$2,105	$2.24	0d	1	1.26mi
1790 Ellis St #12 Concord, CA	2.0	2.0	1025	$2,650	$2.59	25d	1	1.26mi
1704 Clayton Rd Concord, CA	1.0–2.0	1.0	750	$2,250	$3.00	25d	1	1.28mi
1770 Adelaide St Concord, CA	1.0–2.0	1.0	800	$1,999	$2.50	19d	1	1.29mi
1776 Grant St Concord, CA	1.0–2.0	1.0–2.0	878	$4,207	$4.79	0d	12	1.31mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$2,300	$2.62	16d	27	1.33mi
1100 Victory Ln Concord, CA	2.0	1.0	800	$2,295	$2.87	0d	1	1.34mi

Listing history 11 events

1. 2026-06-21
   days on market $265,000 Active 17 DOM
2. 2026-06-18
   days on market $265,000 Active 14 DOM
3. 2026-06-17
   days on market $265,000 Active 13 DOM
4. 2026-06-16
   days on market $265,000 Active 12 DOM
5. 2026-06-15
   days on market $265,000 Active 11 DOM
6. 2026-06-13
   days on market $265,000 Active 9 DOM
7. 2026-06-13
   days on market $265,000 Active 8 DOM
8. 2026-06-10
   days on market $265,000 Active 5 DOM
9. 2026-06-08
   days on market $265,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $265,000 Active 3 DOM

ⓘ 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 · 14 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: $32,277
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$7,709
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $3,700/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 75/100 Cosmetic rehab

This well-maintained, updated mobile home offers a good condition with minimal repairs needed. It's move-in ready with a good curb appeal and potential for further value through exterior painting and window replacement.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace frosted glass windows — Improves natural light and aesthetics
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace frosted glass windows — Improves natural light and aesthetics ↑
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed ↑

ⓘ 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: 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

+21.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $265,000 San Francisco MLS
• 2026-03-01 Relisted — San Francisco MLS
• 2026-02-15 Contingent — San Francisco MLS
• 2026-01-22 Listed $250,000 San Francisco MLS
• 2022-03-31 Sold (MLS) $205,000 San Francisco MLS
• 2022-02-14 Listed $219,000 San Francisco MLS