310 N Civic Dr #205 · Walnut Creek, CA 94596

$238,500

1 bd · 1.0 ba · 836 sqft · Condo public records · 114 Days on market

Built 1972 $285/sqft · 32% below area Est $349k · 32% under $951/mo HOA · 37% of rent

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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).

• ARV discount +15.0/15.0
• Schools +7.3/10.0
• 1% rule +5.9/10.0
• Cash flow +5.6/30.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best complex for resort-style living and downtown access in Walnut Creek! Welcome to the Keys! This well-maintained 1-bed, 1-bath condo offers 836 sq ft of bright, open living featuring fresh interior paint, brand-new carpeting, updated modern light fixtures, stylish cabinet pulls, and freshly painted cabinets. Extremely functional floorplan, with cozy dining area off the kitchen and generously sized rooms. Enjoy a private balcony—perfect for relaxing or entertaining. Secure building and one underground parking spot included. Community amenities include multiple pools, a fitness center, clubhouse, tennis courts, and scenic walking paths, all just minutes from downtown Walnut Creek, BART, shopping, dining, and local trails. Move-in ready and thoughtfully cared for—experience effortless East Bay living.

Key facts

• Fitness center
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• MULTIPLE POOLS
• FITNESS CENTER
• CLUBHOUSE
• TENNIS COURTS
• SCENIC WALKING PATHS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $-501 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (37.1% below list).
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $150k (37.1% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 1.1% in Walnut Creek — 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 75/100 on livability (#113 in CA, #4,005 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: crime D+, amenities F, cost of living F.
• Acalanes Union High (suburban): math 73% / reading 85% proficiency, ranked #21 of 517 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Tice Creek (424 students, 4% FRL); Walnut Creek Intermediate (985 students, 13% FRL); Las Lomas High (math 66% / reading 83%, grade B+, #78 of 1,170 statewide, top 7%, 1,571 students, 12% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 114 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $238k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,019 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.09% ✓
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 7.7

CMA / ARV

• ARV (median comp): $349,161
• List price: $238,500
• Delta: -31.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.01×
• Total profit: $-66,283
• Equity at exit: $35,561

10-year hold

• IRR: -21.0%
• Equity multiple: -0.21×
• Total profit: $-80,886
• Equity at exit: $20,621

Cash invested: $66,780 (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 94596

• Rents YoY: 4.4%
• Active inventory: 111
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,251
• Tax from tax record: −$246 /mo · $2,955/yr
• Insurance: −$99
• HOA: −$951
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-501

Break-even live

Break-even rent $3,225

Max offer price $150,019

Occupancy floor —

Sensitivity live

Price	-10% $-366	-5% $-433	+0% $-501	+5% $-568	+10% $-636
Rent	-10% $-706	-5% $-603	+0% $-501	+5% $-399	+10% $-296
Rate	-1.0pp $-381	-0.5pp $-440	base $-501	+0.5pp $-563	+1.0pp $-626

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: $59,625
• Closing costs: $7,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Civic Dr #511 Walnut Creek, CA	1.0	1.0	825	$2,150	$2.61	0d	1	0.02mi
320 N Civic Dr Walnut Creek, CA	2.0	1.0–2.0	976	$3,420	$3.50	0d	2	0.04mi
340 N Civic Dr #202 Walnut Creek, CA	1.0	1.0	746	$2,150	$2.88	3d	1	0.08mi
450 N Civic Dr Walnut Creek, CA	1.0	1.0	682	$2,249	$3.30	0d	1	0.22mi
161 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0–2.0	843	$2,857	$3.39	0d	9	0.22mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	3d	1	0.25mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	0d	1	0.25mi
490 N Civic Dr Walnut Creek, CA	1.0	1.0	525	$1,995	$3.80	0d	1	0.29mi
1032 San Souci Walnut Creek, CA	2.0	1.5	1056	$2,695	$2.55	23d	1	0.30mi
1011 Ygnacio Valley Rd Walnut Creek, CA	3.0	1.0–2.0	863	$2,767	$3.20	0d	3	0.34mi
530 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0	752	$2,486	$3.30	0d	16	0.35mi
55 Drake Ct Walnut Creek, CA	1.0	1.0	550	$2,995	$5.45	0d	1	0.36mi
2562 Walnut Blvd #56 Walnut Creek, CA	1.0	1.0	658	$2,050	$3.12	0d	1	0.40mi
1555 Riviera Ave Walnut Creek, CA	1.0	1.0	615	$3,000	$4.88	0d	6	0.40mi
1960 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	939	$4,470	$4.76	0d	1	0.41mi
1605 Riviera Ave #303 Walnut Creek, CA	2.0	2.0	917	$3,495	$3.81	0d	1	0.41mi
2383 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	915	$2,603	$2.84	0d	4	0.42mi
1295 Homestead Ave Walnut Creek, CA	1.0–2.0	1.0–2.0	760	$2,260	$2.97	0d	3	0.44mi
1910 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	937	$2,920	$3.11	0d	7	0.46mi
2530 Oak Rd #204 Walnut Creek, CA	2.0	2.0	998	$2,995	$3.00	0d	1	0.49mi
1571 Alvarado Ave Unit 2 Walnut Creek, CA	2.0	1.0	1000	$2,600	$2.60	0d	1	0.49mi
355 Masters Ct #1 Walnut Creek, CA	2.0	2.0	1071	$2,843	$2.65	0d	1	0.50mi
2560 Oak Rd #321 Walnut Creek, CA	2.0	2.0	1002	$2,995	$2.99	12d	1	0.51mi
101 Pringle Ave Walnut Creek, CA	3.0	1.0–2.0	876	$3,759	$4.29	0d	31	0.54mi
1770 Carmel Dr Walnut Creek, CA	1.0	1.0	525	$2,095	$3.99	0d	1	0.57mi
1743 Carmel Dr #33 Walnut Creek, CA	2.0	1.5	850	$2,750	$3.24	21d	1	0.57mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,675	$3.36	9d	2	0.58mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,572	$3.24	0d	3	0.58mi
121 Player Ct #4 Walnut Creek, CA	1.0	1.0	760	$2,565	$3.38	14d	1	0.59mi
1756 Carmel Dr Walnut Creek, CA	1.0–2.0	1.0	690	$2,188	$3.17	0d	8	0.60mi
1716 N Main St Walnut Creek, CA	2.0	1.0–2.0	865	$4,000	$4.62	0d	1	0.60mi
101 Hogan Ct Walnut Creek, CA	1.0	1.0	773	$2,643	$3.42	0d	1	0.60mi
114 Sharene Ln Walnut Creek, CA	1.0–2.0	1.0–2.0	787	$2,060	$2.62	0d	11	0.62mi
1730 Lacassie Ave Apt 7 Walnut Creek, CA	1.0	1.0	675	$2,095	$3.10	12d	1	0.62mi
1730 Lacassie Ave Apt 2 Walnut Creek, CA	2.0	1.0	900	$2,895	$3.22	19d	1	0.62mi
1217 Montego Unit 11 Walnut Creek, CA	1.0	1.0	725	$2,100	$2.90	3d	1	0.63mi
320 N Civic Dr #410 Walnut Creek, CA	2.0	1.0	930	$3,990	$4.29	22d	1	0.64mi
115 Sharene Ln Walnut Creek, CA	2.0	2.0	920	$2,575	$2.80	0d	1	0.65mi
1301 Montego Walnut Creek, CA	2.0	1.5	1125	$2,995	$2.66	21d	1	0.65mi
1401 Marchbanks Dr #2 Walnut Creek, CA	2.0	1.0	834	$2,800	$3.36	26d	1	0.67mi

HOA detail condo

• Monthly dues: $951 · $11,412/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-31
   status $238,500 Pending 114 DOM
2. 2026-05-31
   days on market $238,500 Active 114 DOM
3. 2026-03-23
   price $248,500 824-char remark

   Show marketing remark (824 chars)

   Best complex for resort-style living and downtown access in Walnut Creek! Welcome to the Keys! This well-maintained 1-bed, 1-bath condo offers 836 sq ft of bright, open living featuring fresh interior paint, brand-new carpeting, updated modern light fixtures, stylish cabinet pulls, and freshly painted cabinets. Extremely functional floorplan, with cozy dining area off the kitchen and generously sized rooms. Enjoy a private balcony—perfect for relaxing or entertaining. Secure building and one underground parking spot included. Community amenities include multiple pools, a fitness center, clubhouse, tennis courts, and scenic walking paths, all just minutes from downtown Walnut Creek, BART, shopping, dining, and local trails. Move-in ready and thoughtfully cared for—experience effortless East Bay living.

4. 2026-03-03
   price $259,000 824-char remark

   Show marketing remark (824 chars)

   Best complex for resort-style living and downtown access in Walnut Creek! Welcome to the Keys! This well-maintained 1-bed, 1-bath condo offers 836 sq ft of bright, open living featuring fresh interior paint, brand-new carpeting, updated modern light fixtures, stylish cabinet pulls, and freshly painted cabinets. Extremely functional floorplan, with cozy dining area off the kitchen and generously sized rooms. Enjoy a private balcony—perfect for relaxing or entertaining. Secure building and one underground parking spot included. Community amenities include multiple pools, a fitness center, clubhouse, tennis courts, and scenic walking paths, all just minutes from downtown Walnut Creek, BART, shopping, dining, and local trails. Move-in ready and thoughtfully cared for—experience effortless East Bay living.

5. 2026-02-06
   listed $269,000 Active 824-char remark

   Show marketing remark (824 chars)

   Best complex for resort-style living and downtown access in Walnut Creek! Welcome to the Keys! This well-maintained 1-bed, 1-bath condo offers 836 sq ft of bright, open living featuring fresh interior paint, brand-new carpeting, updated modern light fixtures, stylish cabinet pulls, and freshly painted cabinets. Extremely functional floorplan, with cozy dining area off the kitchen and generously sized rooms. Enjoy a private balcony—perfect for relaxing or entertaining. Secure building and one underground parking spot included. Community amenities include multiple pools, a fitness center, clubhouse, tennis courts, and scenic walking paths, all just minutes from downtown Walnut Creek, BART, shopping, dining, and local trails. Move-in ready and thoughtfully cared for—experience effortless East Bay living.

6. 2010-08-16
   soldstatus $135,000 Sold 210-char remark

   Show marketing remark (210 chars)

   Great 1 bedroom unit in The Keys. Desirable location overlooking the pool. Spacious living room w/ mini bar & wood floor. Separate dining area. New carpet & interior paint. Centrally located! Must see!

7. 2010-07-23
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Great 1 bedroom unit in The Keys. Desirable location overlooking the pool. Spacious living room w/ mini bar & wood floor. Separate dining area. New carpet & interior paint. Centrally located! Must see!

8. 2010-07-08
   listed $123,900 New 210-char remark

   Show marketing remark (210 chars)

   Great 1 bedroom unit in The Keys. Desirable location overlooking the pool. Spacious living room w/ mini bar & wood floor. Separate dining area. New carpet & interior paint. Centrally located! Must see!

9. 2005-10-05
   soldstatus $355,000
10. 2005-09-30
    soldstatus $355,000
11. 2005-08-28
    historical
12. 2005-08-24
    listed $350,000
13. 2001-09-25
    historical
14. 2001-07-31
    historical
15. 2001-06-04
    historical
16. 1999-05-27
    soldstatus $106,500
17. 1999-05-27
    soldstatus $106,500
18. 1999-04-23
    historical
19. 1999-04-07
    listed $109,000
20. 1992-11-25
    soldstatus $82,500

ⓘ 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: $2,955 · $246/mo
• Projected year-2 tax: $2,955 · $246/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,086
• − Mortgage interest: −$13,360
• − Property taxes: −$2,955
• − Insurance: −$1,192
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$11,412
• − Depreciation: −$6,938
• Taxable loss: −$9,745
• Est. tax savings @ 24.0%: +$2,339
• After-tax cash flow: $-3,672/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: Acalanes Union High
• NCES district ID: 0601650
• Math proficiency: 73% ▲ 1.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $120,138
• Composite: 73.49/100
• National rank: #179
• State rank: #21 of 517 in CA

Livability — Walnut Creek

• Score: 75/100
• State rank: #113
• US rank: #4005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Creek, CA
• County: Contra Costa County · 1,059,880 people
• City population: 90,740
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 23,417
• Household income: $135,635
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1371.0

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 0.55)
• Race & ethnicity: White 64% Asian 15% Two or more races 13% Hispanic / Latino 11% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Scotch-Irish 4% Portuguese 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 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: ▼ -1029.10%
• Current HPI: 351.1193
• Rent YoY: ▲ 4.39%
• 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

+201.2% since first listed

18 events — show timeline

• 2026-03-23 Price Changed $248,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-03 Price Changed $259,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-06 Listed $269,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-08-16 Sold (MLS) $135,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-07-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-07-08 Listed $123,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-10-05 Sold (MLS) $355,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-09-30 Sold (Public Records) $355,000 Public Records
• 2005-08-28 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-24 Listed $350,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-09-25 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-07-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-06-04 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1999-05-27 Sold (Public Records) $106,500 Public Records
• 1999-05-27 Sold (MLS) $106,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1999-04-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1999-04-07 Listed $109,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1992-11-25 Sold (Public Records) $82,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,955 · +0.1% YoY. Source: county tax records.