2300 Peppertree Way #4 · Antioch, CA 94509

$89,999

2 bd · 1.0 ba · 925 sqft · Condo public records · 13 Days on market

Built 1969 $699/mo HOA · 34% of rent

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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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.8/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCELLENT UPSTAIRS LEVEL UNIT..NEW CARPET & PAINT.. CORPORATE OWNER ANXIOUS...BRING US A DEAL... PRESALE ESCROW W/FIRST AMERICAN,

Key facts

• Shared carport
• Community amenities
• Central location

Tags

• FIXER-UPPER OPPORTUNITY
• PRIME LOCATION
• SHARED CARPORT
• COMMUNITY AMENITIES
• CENTRAL LOCATION

Property features AI

Finance

• HOA & community: Community association (Contra Loma Estates); Monthly association fee; Association amenities include clubhouse and pool; Association fee covers insurance, water, sewer, trash, management fee, hazard insurance, common area maintenance, and exterior maintenance

Exterior

• Parking: 1-car garage (garage faces rear); 1 covered parking space; Carport; Secured parking; one space per unit
• Utilities: Public water; Public sewer; Cable available; Internet available; Natural gas available; Individual electric meter and master electric meter
• Home design: Residential condominium; Built in 1969; Faces west
• Construction: Shingle roof; Composition shingle roofing; Stucco siding
• Exterior features: Deck; Front yard and side yard; Landscaped; Low maintenance landscaping; Sprinkler system (front, side, and rear); Storage; Fenced community pool area; Pool house; Community pool with in-ground pool and pool sweep

Interior

• Kitchen: No built-in kitchen features listed
• Bedrooms: 2 bedrooms (upper level)
• Bathrooms: 1 full bathroom with shower-over-tub and window
• Heating & cooling: Forced air heating; Natural gas heating; Hot water heating; Central air conditioning
• Interior features: Dining area; Family room
• Laundry & utility: Common area laundry with coin-operated machines; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 10.7% vs local median 3.9% in Antioch — 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 56/100 on livability (#782 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Antioch Unified (suburban): math 29% / reading 55% proficiency, ranked #200 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $36k; list at $90k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.31% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.09% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,219
• Equity at exit: $13,419

10-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $16,541
• Equity at exit: $7,781

Cash invested: $25,200 (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 94509

• Rents YoY: 1.1%
• Active inventory: 211
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$472
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$37
• HOA: −$699
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $334

Break-even live

Break-even rent $1,659

Max offer price $89,999

Occupancy floor 79%

Sensitivity live

Price	-10% $385	-5% $359	+0% $334	+5% $309	+10% $283
Rent	-10% $170	-5% $252	+0% $334	+5% $416	+10% $498
Rate	-1.0pp $379	-0.5pp $357	base $334	+0.5pp $311	+1.0pp $287

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Peppertree Way Antioch, CA	2.0	1.0	903	$1,695	$1.88	16d	1	0.06mi
2308 Lemontree Way #4 Antioch, CA	2.0	1.0	925	$1,695	$1.83	44d	1	0.06mi
2106 Peppertree Way #3 Antioch, CA	2.0	1.0	903	$2,311	$2.56	44d	1	0.12mi
2106 Peppertree Way Antioch, CA	2.0	1.0	903	$2,311	$2.56	6d	1	0.12mi
2104 Lemontree Way Antioch, CA	2.0	1.0	822	$1,695	$2.06	44d	1	0.14mi
2725 Del Oro Cir Antioch, CA	1.0	1.0	580	$1,795	$3.09	12d	1	0.31mi
1608 Sycamore Dr Apt 2 Antioch, CA	2.0	1.0	900	$2,150	$2.39	6d	1	0.31mi
1015 Fitzuren Rd Unit 18 Antioch, CA	2.0	2.0	1034	$2,800	$2.71	44d	1	0.32mi
1015 Fitzuren Rd Unit 2 Antioch, CA	2.0	2.0	1035	$2,500	$2.42	44d	1	0.32mi
2415 Horizon Ln #129 Antioch, CA	2.0	2.0	944	$2,800	$2.97	44d	1	0.42mi
2201 Sycamore Dr Antioch, CA	1.0–3.0	1.0–2.0	1015	$1,922	$1.89	0d	10	0.46mi
2400 Horizon Ln #140 Antioch, CA	2.0	1.0	845	$1,850	$2.19	44d	1	0.46mi
619 W 17th St Unit C Antioch, CA	2.0	1.0	560	$1,795	$3.21	23d	1	0.47mi
2200 Sycamore Dr Antioch, CA	2.0	1.0–2.0	777	$1,917	$2.47	3d	12	0.51mi
2200 Sycamore Dr Antioch, CA	2.0	1.0	755	$1,815	$2.40	11d	1	0.51mi
2005 San Jose Dr Antioch, CA	2.0	2.0	830	$1,850	$2.23	45d	1	0.52mi
2005 San Jose Dr Antioch, CA	2.0	1.5–2.0	806	$2,054	$2.55	0d	2	0.52mi
616 1/2 W 16th St Antioch, CA	2.0	1.0	646	$1,950	$3.02	3d	1	0.53mi
616 1/2 W 16th St Antioch, CA	2.0	1.0	646	$1,950	$3.02	6d	1	0.53mi
400 Lawton St Antioch, CA	2.0	1.0	750	$1,850	$2.47	0d	1	0.54mi
400 Lawton St Antioch, CA	2.0	1.0	850	$1,850	$2.18	19d	1	0.54mi
2301 Sycamore Dr Antioch, CA	1.0–2.0	1.0–1.5	716	$2,180	$3.04	0d	23	0.57mi
2005 San Jose Dr Unit F130 Antioch, CA	2.0	2.0	830	$1,795	$2.16	6d	1	0.57mi
370 Lawton St Unit Lawton-370B Antioch, CA	2.0	1.0	950	$2,099	$2.21	44d	1	0.58mi
2608 Nevada Ln Antioch, CA	3.0	1.5	1056	$2,450	$2.32	44d	1	0.60mi
318 Lawton St Antioch, CA	2.0	1.0	650	$1,850	$2.85	25d	1	0.61mi
318 Lawton St Antioch, CA	2.0	1.0	650	$1,850	$2.85	45d	1	0.61mi
313 Lawton St Antioch, CA	2.0	1.0	768	$1,850	$2.41	25d	1	0.62mi
313 Lawton St Unit LAW-08 Antioch, CA	2.0	1.0	768	$1,895	$2.47	44d	1	0.62mi
314 Lawton St Antioch, CA	1.0	1.0	637	$1,550	$2.43	16d	1	0.62mi
314 Lawton St #2 Antioch, CA	1.0	1.0	637	$1,495	$2.35	6d	1	0.62mi
2500 Florida Ln Antioch, CA	2.0	1.0	1000	$2,395	$2.40	44d	1	0.63mi
1461 Aster Dr Antioch, CA	2.0	1.0	900	$1,795	$1.99	25d	1	0.65mi
1461 Aster Dr Antioch, CA	2.0	1.0	900	$1,795	$1.99	44d	1	0.65mi
2201 San Jose Dr Antioch, CA	1.0	1.0	612	$1,658	$2.71	0d	2	0.68mi
1600 Aster Dr Antioch, CA	1.0–3.0	1.0–2.0	838	$2,564	$3.06	0d	8	0.71mi
1017 H St Antioch, CA	2.0	1.0	825	$1,950	$2.36	25d	1	0.72mi
712 O St Antioch, CA	2.0	1.0	860	$1,822	$2.12	11d	1	0.75mi
807 G St Antioch, CA	1.0	1.0	840	$1,590	$1.89	44d	1	0.85mi
412 W 10th St Antioch, CA	1.0	1.0	800	$1,695	$2.12	13d	1	0.85mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $89,999 Active 13 DOM
2. 2026-06-18
   days on market $89,999 Active 10 DOM
3. 2026-06-17
   days on market $89,999 Active 9 DOM
4. 2026-06-16
   days on market $89,999 Active 8 DOM
5. 2026-06-15
   days on market $89,999 Active 7 DOM
6. 2026-06-13
   days on market $89,999 Active 5 DOM
7. 2026-06-13
   days on market $89,999 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $89,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,979
• − Mortgage interest: −$5,041
• − Property taxes: −$1,223
• − Insurance: −$450
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$8,388
• − Depreciation: −$2,618
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,226/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: Antioch Unified
• NCES district ID: 0602850
• Math proficiency: 29% ▲ 12.00%
• Reading proficiency: 55% ▲ 25.00%
• Median HH income: $65,935
• Composite: 37.57/100
• National rank: #4386
• State rank: #200 of 517 in CA

Livability — Antioch

• Score: 56/100
• State rank: #782
• US rank: #22472

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antioch, CA
• County: Contra Costa County · 1,059,880 people
• City population: 116,477
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 70,090
• Household income: $86,196
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 3063.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 43% White 25% Two or more races 18% Black 16% Asian 9% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Russian 2% Italian 2% Lithuanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 29% Tagalog/Filipino 3% Other Asian/Pacific 1%

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: ▼ -477.30%
• Current HPI: 309.3499
• Rent YoY: ▲ 1.09%
• 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

+130.8% since first listed

5 events — show timeline

• 2026-06-08 Listed $89,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-12-31 Sold (Public Records) $36,000 Public Records
• 1996-12-31 Sold (MLS) $36,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-12-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-11-07 Listed $39,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.0%/yr

Latest (2025): $1,223 · +4.5% YoY. Source: county tax records.