36 Galloway Dr · Concord, CA 94566

$127,999

1 bd · 1.0 ba · 780 sqft · Manufactured · 54 Days on market

Est $179k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained one bedroom one bath mobile home is located in Concords Finest Mobile Home Park. 2 Pools and 2 Clubhouses are just a couple of this impeccable Parks Amenities. This 1961 home features all wood paneling, dual pane windows, washer and dryer hookups, a new oven, new bathroom flooring and all new skirting around. The home has a spacious kitchen and laminate floors throughout. If you are looking for a great location don't miss out on this one. Close to schools, Parks, Shopping and Transportation. The home has been virtually staged.

Key facts

• Community pool
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: schools C-, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.0%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent is only 14% of the median local income ($191k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k 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 + 6.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $90k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $124,159 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. 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?
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: 1.69% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.48%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $178,620
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Scenic Dr	0.05mi	2/1.0 (+1)	800 (+3%)	2mo	$135,000	$169	86
81 Eileen	0.15mi	2/1.0 (+1)	825 (+6%)	4mo	$149,000	$181	75
86 Eileen Ln	0.14mi	2/2.0 (+1)	812 (+4%)	6mo	$235,000	$289	72
96 Welcome Ave	0.21mi	2/2.0 (+1)	868 (+11%)	1mo	$199,000	$229	61

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 · 6.04% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.07×
• Total profit: $38,359
• Equity at exit: $19,085

10-year hold

• IRR: 34.5%
• Equity multiple: 4.64×
• Total profit: $130,550
• Equity at exit: $11,067

Cash invested: $35,840 (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 94566

• Rents YoY: 6.0%
• Active inventory: 152
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $821

Break-even live

Break-even rent $1,120

Max offer price $127,999

Occupancy floor 57%

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: $32,000
• Closing costs: $3,840
• 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	$1,895	$2.13	19d	1	0.26mi
2055 Sierra Rd #34 Concord, CA	1.0	1.0	639	$2,150	$3.36	24d	1	0.62mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$1,715	$2.54	3d	1	0.64mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	24d	1	0.66mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$1,980	$2.44	24d	2	0.71mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$1,850	$2.24	2d	3	0.71mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	4d	1	0.73mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,545	$2.35	3d	5	0.74mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,150	$2.91	2d	3	0.81mi
2055 Fox Way Concord, CA	1.0	1.0	592	$1,850	$3.12	24d	1	0.83mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$1,795	$2.42	11d	9	0.91mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	18d	1	0.92mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,699	$2.83	22d	1	0.93mi
2065 Riley Ct Apt 1 Concord, CA	1.0	1.0	600	$1,799	$3.00	24d	1	0.93mi
1133 Meadow Ln #94 Concord, CA	1.0	1.0	592	$1,595	$2.69	3d	1	0.95mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	24d	1	0.98mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$1,958	$2.61	5d	12	0.98mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	20d	1	0.99mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	0.99mi
1854 Robin Ln Concord, CA	1.0	1.0	625	$1,725	$2.76	24d	1	1.00mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	24d	1	1.00mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.01mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	3d	1	1.01mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,085	$3.14	11d	5	1.04mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	24d	5	1.05mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	5d	1	1.05mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	24d	1	1.06mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$2,857	$2.73	1d	13	1.07mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$1,840	$2.49	2d	11	1.08mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	15d	1	1.09mi
1150 Virginia Ln Concord, CA	1.0	1.0	600	$1,775	$2.96	16d	1	1.09mi
1699 Laguna St Concord, CA	1.0	1.0	646	$1,787	$2.77	24d	1	1.10mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	22d	1	1.10mi
1591 Ellis St #220 Concord, CA	1.0	1.0	646	$2,000	$3.10	12d	1	1.12mi
1167 Saint Matthew Pl Concord, CA	2.0	1.0	850	$2,295	$2.70	5d	1	1.13mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	5d	1	1.13mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	24d	1	1.13mi
1491 Detroit Ave Concord, CA	1.0–2.0	1.0	650	$1,525	$2.35	16d	1	1.13mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	1.13mi
1501 Detroit Ave Concord, CA	2.0	1.5	812	$2,234	$2.75	11d	3	1.16mi

Listing history 6 events

1. 2024-09-19
   status Pending
2. 2024-07-27
   listed $127,999 Active
3. 2021-10-05
   soldstatus $90,000 Sold 562-char remark

   Show marketing remark (562 chars)

   This meticulously maintained one bedroom one bath mobile home is located in Concords Finest Mobile Home Park. 2 Pools and 2 Clubhouses are just a couple of this impeccable Parks Amenities. This 1961 home features all wood paneling, dual pane windows, washer and dryer hookups, a new oven, new bathroom flooring and all new skirting around. The home has a spacious kitchen and laminate floors throughout. If you are looking for a great location don't miss out on this one. Close to schools, Parks, Shopping and Transportation. The home has been virtually staged.

4. 2021-08-11
   status Pending - Show for Backups 562-char remark

   Show marketing remark (562 chars)

   This meticulously maintained one bedroom one bath mobile home is located in Concords Finest Mobile Home Park. 2 Pools and 2 Clubhouses are just a couple of this impeccable Parks Amenities. This 1961 home features all wood paneling, dual pane windows, washer and dryer hookups, a new oven, new bathroom flooring and all new skirting around. The home has a spacious kitchen and laminate floors throughout. If you are looking for a great location don't miss out on this one. Close to schools, Parks, Shopping and Transportation. The home has been virtually staged.

5. 2021-07-31
   price $102,000 562-char remark

   Show marketing remark (562 chars)

   This meticulously maintained one bedroom one bath mobile home is located in Concords Finest Mobile Home Park. 2 Pools and 2 Clubhouses are just a couple of this impeccable Parks Amenities. This 1961 home features all wood paneling, dual pane windows, washer and dryer hookups, a new oven, new bathroom flooring and all new skirting around. The home has a spacious kitchen and laminate floors throughout. If you are looking for a great location don't miss out on this one. Close to schools, Parks, Shopping and Transportation. The home has been virtually staged.

6. 2021-06-13
   listed $104,950 New 562-char remark

   Show marketing remark (562 chars)

   This meticulously maintained one bedroom one bath mobile home is located in Concords Finest Mobile Home Park. 2 Pools and 2 Clubhouses are just a couple of this impeccable Parks Amenities. This 1961 home features all wood paneling, dual pane windows, washer and dryer hookups, a new oven, new bathroom flooring and all new skirting around. The home has a spacious kitchen and laminate floors throughout. If you are looking for a great location don't miss out on this one. Close to schools, Parks, Shopping and Transportation. The home has been virtually staged.

ⓘ 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: $25,902
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$3,724
• Taxable income: $8,304
• Est. tax owed @ 24.0%: −$1,993
• After-tax cash flow: $7,854/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: 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: Alameda County · 1,614,355 people
• City population: 125,693
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 44,222
• Household income: $191,155
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1190.0

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 0.66)
• Race & ethnicity: White 42% Asian 38% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Russian 3% Romanian 2%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 59% English-only · Other Indo-European 10% Chinese 10% Spanish 8%

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: ▼ -841.68%
• Current HPI: 308.8324
• Rent YoY: ▲ 6.04%
• 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

+22.0% since first listed

6 events — show timeline

• 2024-09-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-27 Listed $127,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-10-05 Sold (MLS) $90,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-08-11 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-31 Price Changed $102,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-06-13 Listed $104,950 bridgeMLS, Bay East AOR, or Contra Costa AOR