20 Terrace Dr #20 · Concord, CA 94518

$219,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 51 Days on market

Est $217k · at est.

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Why this score? — see what drove the C 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.0/15.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 20 Terrace Drive, located in the Concord Mobile Home Park - offering a blend of comfort and everyday convenience. Step inside to find resilient laminate flooring throughout, a wood-burning fireplace, central air conditioning, and the convenience of an indoor washer and dryer. The kitchen has been recently refreshed with new paint and updated lighting (2025), along with newer appliances (2012 and beyond), creating a light and inviting space for cooking and gathering. Residents of the community also have access to great amenities, including a swimming pool and clubhouse, adding to the relaxed atmosphere that makes this property an enjoyable place to live.

Key facts

• Newer appliances
• Refreshed kitchen
• Community pool

Tags

• RESILIENT LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• CENTRAL AIR CONDITIONING
• INDOOR WASHER AND DRYER
• REFRESHED KITCHEN
• NEWER APPLIANCES

Property features AI

Finance

• Other: Located in Concord Mobile Home Park; Community pool available
• HOA & community: Pets allowed (cats and dogs; number and size limits; upon approval); Community clubhouse; Community pool; Community laundry; Car wash area; Park interview required; Pet restrictions

Exterior

• Parking: Carport with awning — tandem parking and 2+ carport spaces
• Utilities: Private water source; Internet available; Natural gas connected
• Home design: Manufactured home (mobile home) in park; Double-wide body type
• Construction: Aluminum siding
• Exterior features: Patio with awning(s); Back yard and side yard; Yard space; Corner, level lot; Shed(s)

Interior

• Kitchen: Breakfast bar and eat-in kitchen; Dishwasher; Microwave; Free-standing range/oven; Self-cleaning oven; Refrigerator; Disposal; Pantry; Solid-surface countertops
• Bedrooms: 2 bedrooms (street level; primary bedroom suite on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower; Other bathroom with shower over tub
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Solid-surface counters; Pantry; Formal dining room; Window coverings; Wood-burning fireplace in living room
• Laundry & utility: Laundry room with stacked washer/dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 21d 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 $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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $216,576
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Terrace Dr	0.01mi	2/2.0	1,152 (0%)	18mo	$180,000	$156	85
19 Terrace Dr	0.11mi	2/2.0	1,154 (+0%)	19mo	$285,000	$247	79
36 Helen Ave #36	0.25mi	3/2.0 (+1)	1,100 (-4%)	0mo	$239,000	$217	76
100 Welcome Ave	0.28mi	2/2.0	1,200 (+4%)	9mo	$170,000	$142	72
131 Laila Ln	0.12mi	2/2.0	1,080 (-6%)	16mo	$248,000	$230	71
1080 San Miguel Rd #127	0.40mi	2/2.0	1,100 (-4%)	9mo	$200,000	$182	66
26 David Dr	0.22mi	3/2.0 (+1)	1,020 (-12%)	3mo	$170,000	$167	64
14 Terrace Dr	0.07mi	2/2.0	1,008 (-12%)	17mo	$189,000	$188	62

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-8,226
• Equity at exit: $32,654

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $26,450
• Equity at exit: $18,935

Cash invested: $61,320 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $436

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 77%

Sensitivity live

Price	-10% $588	-5% $512	+0% $436	+5% $361	+10% $285
Rent	-10% $241	-5% $339	+0% $436	+5% $534	+10% $631
Rate	-1.0pp $547	-0.5pp $492	base $436	+0.5pp $380	+1.0pp $322

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: $54,750
• Closing costs: $6,570
• 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	26d	1	0.64mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	26d	1	0.66mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	26d	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	$2,595	$2.39	0d	6	0.80mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	26d	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
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	20d	1	0.93mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	26d	1	0.98mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	26d	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	26d	1	1.00mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	26d	1	1.01mi
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	26d	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	25d	1	1.11mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	6d	1	1.11mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	26d	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	$3,723	$3.56	0d	13	1.14mi
2520 Ryan Rd Concord, CA	2.0	2.0	1012	$2,750	$2.72	26d	1	1.17mi
3055 Treat Blvd Concord, CA	2.0	2.0	973	$2,500	$2.57	26d	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	26d	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	26d	1	1.26mi
1704 Clayton Rd Concord, CA	1.0–2.0	1.0	750	$2,250	$3.00	26d	1	1.28mi
1740 Detroit Ave Concord, CA	1.0	1.0	725	$1,980	$2.73	14d	1	1.28mi

Listing history 24 events

1. 2026-06-21
   days on market $219,000 Active 51 DOM
2. 2026-06-18
   days on market $219,000 Active 48 DOM
3. 2026-06-18
   price $219,000 Active 47 DOM
4. 2026-06-17
   days on market $229,000 Active 47 DOM
5. 2026-06-16
   days on market $229,000 Active 46 DOM
6. 2026-06-15
   price $229,000 Active 45 DOM
7. 2026-06-15
   days on market $239,000 Active 45 DOM
8. 2026-06-13
   days on market $239,000 Active 43 DOM
9. 2026-06-13
   days on market $239,000 Active 42 DOM
10. 2026-06-10
    days on market $239,000 Active 39 DOM
11. 2026-06-08
    days on market $239,000 Active 38 DOM
12. 2026-06-07
    days on market $239,000 Active 37 DOM
13. 2026-06-04
    days on market $239,000 Active 34 DOM
14. 2026-06-03
    days on market $239,000 Active 33 DOM
15. 2026-06-02
    days on market $239,000 Active 32 DOM
16. 2026-06-01
    days on market $239,000 Active 31 DOM
17. 2026-05-31
    days on market $239,000 Active 30 DOM
18. 2026-05-18
    status Active
19. 2026-05-15
    status Pending
20. 2026-04-28
    listed $239,000 Active
21. 2026-04-12
    historical
22. 2026-02-28
    listed Active
23. 2011-08-24
    historical
24. 2011-08-03
    listed New

ⓘ 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 · 13 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: $29,618
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$6,371
• Taxable income: $1,861
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $4,790/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: 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

7 events — show timeline

• 2026-05-18 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-28 Listed $239,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-08-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-08-03 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR