340 N Civic Dr #503 · Walnut Creek, CA 94596

$250,000

1 bd · 1.0 ba · 792 sqft · Condo public records · 165 Days on market

Built 1972 $316/sqft · 38% below area Est $401k · 38% under $939/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
• Cash flow +5.3/30.0
• 1% rule +5.2/10.0
• 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

Ideally located near downtown Walnut Creek & BART, this top-floor condo offers a smart combination of convenience, comfort & functionality, perfect for enjoying an active, connected lifestyle. With no neighbors above the unit, is quiet & well positioned, filled with natural light from large windows & a sliding glass door that opens to a private balcony, ideal for unwinding at the end of the day. Open living & dining areas feature LVP wood-style flooring & a built-in media/storage cabinet with a neutral finish that blends seamlessly into the space. An updated kitchen offers clean lines, ample cabinetry & stainless steel appliances. The bedroom is well sized & includes a walk-in closet with built-in organizers. A split bathroom features a large vanity & a shower-over-tub. Additional highlights include a separate storage unit just steps from the front door & laundry conveniently located on the same floor. Set within The Keys, a well-established community, residents enjoy access to multiple pools & spas, tennis courts, a fitness center, clubhouse, sauna, ping pong, pool tables & landscaped grounds with serene fountains. From here, it’s easy to enjoy nearby shopping, dining, parks, trails & major commute routes, all while being served by top-rated schools.

Key facts

• Top floor end unit
• Private balcony
• Updated kitchen

Tags

• TOP FLOOR END UNIT
• PRIVATE BALCONY
• BUILT IN MEDIA STORAGE CABINET
• UPDATED KITCHEN
• WALK IN CLOSET
• SEPARATE STORAGE UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (39.4% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $151k (39.4% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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 $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 165 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $48k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $250k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $151,377 (39.4% 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 165 days. Have you received any prior offers? Is the seller open to a 39% 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: 1.02% ✓
• Cap rate: 3.61%
• Cash-on-cash: -9.57%
• DSCR: 0.57
• GRM: 8.2

CMA / ARV

• ARV (median comp): $401,131
• List price: $250,000
• Delta: -37.68%
• 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: -30.5%
• Equity multiple: -0.03×
• Total profit: $-71,886
• Equity at exit: $37,276

10-year hold

• IRR: -23.4%
• Equity multiple: -0.30×
• Total profit: $-90,819
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$104
• HOA: −$939
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-558

Break-even live

Break-even rent $3,261

Max offer price $151,377

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-488	+0% $-558	+5% $-629	+10% $-700
Rent	-10% $-760	-5% $-659	+0% $-558	+5% $-457	+10% $-356
Rate	-1.0pp $-432	-0.5pp $-495	base $-558	+0.5pp $-623	+1.0pp $-689

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 N Civic Dr #202 Walnut Creek, CA	1.0	1.0	746	$2,150	$2.88	3d	1	0.02mi
320 N Civic Dr Walnut Creek, CA	2.0	1.0–2.0	976	$3,420	$3.50	0d	2	0.03mi
310 N Civic Dr #511 Walnut Creek, CA	1.0	1.0	825	$2,150	$2.61	0d	1	0.06mi
450 N Civic Dr Walnut Creek, CA	1.0	1.0	682	$2,249	$3.30	0d	1	0.15mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	0d	1	0.18mi
470 N Civic Dr #204 Walnut Creek, CA	1.0	1.0	682	$2,295	$3.37	3d	1	0.18mi
490 N Civic Dr Walnut Creek, CA	1.0	1.0	525	$1,995	$3.80	0d	1	0.22mi
530 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0	752	$2,486	$3.30	0d	16	0.28mi
161 N Civic Dr Walnut Creek, CA	1.0–2.0	1.0–2.0	843	$2,857	$3.39	0d	9	0.29mi
55 Drake Ct Walnut Creek, CA	1.0	1.0	550	$2,995	$5.45	0d	1	0.29mi
1032 San Souci Walnut Creek, CA	2.0	1.5	1056	$2,695	$2.55	23d	1	0.33mi
1011 Ygnacio Valley Rd Walnut Creek, CA	3.0	1.0–2.0	863	$2,767	$3.20	0d	3	0.39mi
2383 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	915	$2,603	$2.84	0d	4	0.40mi
1555 Riviera Ave Walnut Creek, CA	1.0	1.0	615	$3,000	$4.88	0d	6	0.41mi
2530 Oak Rd #204 Walnut Creek, CA	2.0	2.0	998	$2,995	$3.00	0d	1	0.42mi
1605 Riviera Ave #303 Walnut Creek, CA	2.0	2.0	917	$3,495	$3.81	0d	1	0.43mi
2560 Oak Rd #321 Walnut Creek, CA	2.0	2.0	1002	$2,995	$2.99	12d	1	0.44mi
2562 Walnut Blvd #56 Walnut Creek, CA	1.0	1.0	658	$2,050	$3.12	0d	1	0.45mi
1960 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	939	$4,470	$4.76	0d	1	0.47mi
1571 Alvarado Ave Unit 2 Walnut Creek, CA	2.0	1.0	1000	$2,600	$2.60	0d	1	0.47mi
1295 Homestead Ave Walnut Creek, CA	1.0–2.0	1.0–2.0	760	$2,260	$2.97	0d	3	0.47mi
355 Masters Ct #1 Walnut Creek, CA	2.0	2.0	1071	$2,843	$2.65	0d	1	0.50mi
1910 N Main St Walnut Creek, CA	1.0–2.0	1.0–2.0	937	$2,920	$3.11	0d	7	0.52mi
101 Hogan Ct Walnut Creek, CA	1.0	1.0	773	$2,643	$3.42	0d	1	0.57mi
101 Pringle Ave Walnut Creek, CA	3.0	1.0–2.0	876	$3,759	$4.29	0d	31	0.58mi
121 Player Ct #4 Walnut Creek, CA	1.0	1.0	760	$2,565	$3.38	14d	1	0.59mi
320 N Civic Dr #410 Walnut Creek, CA	2.0	1.0	930	$3,990	$4.29	22d	1	0.60mi
2650 Jones Rd Walnut Creek, CA	2.0	1.0	953	$2,750	$2.89	3d	1	0.63mi
1770 Carmel Dr Walnut Creek, CA	1.0	1.0	525	$2,095	$3.99	0d	1	0.64mi
1596 Morgan Ln Unit C Walnut Creek, CA	2.0	1.0	800	$1,950	$2.44	26d	1	0.64mi
1743 Carmel Dr #33 Walnut Creek, CA	2.0	1.5	850	$2,750	$3.24	21d	1	0.64mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,572	$3.24	0d	3	0.65mi
1743 Carmel Dr Walnut Creek, CA	2.0	1.5	795	$2,675	$3.36	9d	2	0.65mi
1217 Montego Unit 11 Walnut Creek, CA	1.0	1.0	725	$2,100	$2.90	3d	1	0.65mi
1401 Marchbanks Dr #2 Walnut Creek, CA	2.0	1.0	834	$2,800	$3.36	26d	1	0.66mi
1756 Carmel Dr Walnut Creek, CA	1.0–2.0	1.0	690	$2,188	$3.17	0d	8	0.67mi
1301 Montego Walnut Creek, CA	2.0	1.5	1125	$2,995	$2.66	22d	1	0.67mi
1716 N Main St Walnut Creek, CA	2.0	1.0–2.0	865	$4,000	$4.62	0d	1	0.67mi
114 Sharene Ln Walnut Creek, CA	1.0–2.0	1.0–2.0	787	$2,060	$2.62	0d	11	0.68mi
1730 Lacassie Ave Apt 2 Walnut Creek, CA	2.0	1.0	900	$2,895	$3.22	19d	1	0.68mi

HOA detail condo

• Monthly dues: $939 · $11,268/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $250,000 Active 165 DOM
2. 2026-06-18
   days on market $250,000 Active 162 DOM
3. 2026-06-17
   days on market $250,000 Active 161 DOM
4. 2026-06-16
   days on market $250,000 Active 160 DOM
5. 2026-06-15
   days on market $250,000 Active 159 DOM
6. 2026-06-13
   days on market $250,000 Active 157 DOM
7. 2026-06-13
   days on market $250,000 Active 156 DOM
8. 2026-06-09
   days on market $250,000 Active 153 DOM
9. 2026-06-08
   days on market $250,000 Active 152 DOM
10. 2026-06-07
    days on market $250,000 Active 151 DOM
11. 2026-06-04
    days on market $250,000 Active 148 DOM
12. 2026-06-03
    days on market $250,000 Active 147 DOM
13. 2026-06-02
    days on market $250,000 Active 146 DOM
14. 2026-06-01
    days on market $250,000 Active 145 DOM
15. 2026-05-31
    days on market $250,000 Active 144 DOM
16. 2026-05-11
    price $250,000 1330-char remark

    Show marketing remark (1330 chars)

    Ideally located near downtown Walnut Creek & BART, this top-floor condo offers a smart combination of convenience, comfort & functionality, perfect for enjoying an active, connected lifestyle. With no neighbors above the unit, is quiet & well positioned, filled with natural light from large windows & a sliding glass door that opens to a private balcony, ideal for unwinding at the end of the day. Open living & dining areas feature LVP wood-style flooring & a built-in media/storage cabinet with a neutral finish that blends seamlessly into the space. An updated kitchen offers clean lines, ample cabinetry & stainless steel appliances. The bedroom is well sized & includes a walk-in closet with built-in organizers. A split bathroom features a large vanity & a shower-over-tub. Additional highlights include a separate storage unit just steps from the front door & laundry conveniently located on the same floor. Set within The Keys, a well-established community, residents enjoy access to multiple pools & spas, tennis courts, a fitness center, clubhouse, sauna, ping pong, pool tables & landscaped grounds with serene fountains. From here, it’s easy to enjoy nearby shopping, dining, parks, trails & major commute routes, all while being served by top-rated schools.

17. 2026-02-26
    price $275,000 1330-char remark

    Show marketing remark (1330 chars)

    Ideally located near downtown Walnut Creek & BART, this top-floor condo offers a smart combination of convenience, comfort & functionality, perfect for enjoying an active, connected lifestyle. With no neighbors above the unit, is quiet & well positioned, filled with natural light from large windows & a sliding glass door that opens to a private balcony, ideal for unwinding at the end of the day. Open living & dining areas feature LVP wood-style flooring & a built-in media/storage cabinet with a neutral finish that blends seamlessly into the space. An updated kitchen offers clean lines, ample cabinetry & stainless steel appliances. The bedroom is well sized & includes a walk-in closet with built-in organizers. A split bathroom features a large vanity & a shower-over-tub. Additional highlights include a separate storage unit just steps from the front door & laundry conveniently located on the same floor. Set within The Keys, a well-established community, residents enjoy access to multiple pools & spas, tennis courts, a fitness center, clubhouse, sauna, ping pong, pool tables & landscaped grounds with serene fountains. From here, it’s easy to enjoy nearby shopping, dining, parks, trails & major commute routes, all while being served by top-rated schools.

18. 2026-01-07
    listed $297,500 Active 1330-char remark

    Show marketing remark (1330 chars)

    Ideally located near downtown Walnut Creek & BART, this top-floor condo offers a smart combination of convenience, comfort & functionality, perfect for enjoying an active, connected lifestyle. With no neighbors above the unit, is quiet & well positioned, filled with natural light from large windows & a sliding glass door that opens to a private balcony, ideal for unwinding at the end of the day. Open living & dining areas feature LVP wood-style flooring & a built-in media/storage cabinet with a neutral finish that blends seamlessly into the space. An updated kitchen offers clean lines, ample cabinetry & stainless steel appliances. The bedroom is well sized & includes a walk-in closet with built-in organizers. A split bathroom features a large vanity & a shower-over-tub. Additional highlights include a separate storage unit just steps from the front door & laundry conveniently located on the same floor. Set within The Keys, a well-established community, residents enjoy access to multiple pools & spas, tennis courts, a fitness center, clubhouse, sauna, ping pong, pool tables & landscaped grounds with serene fountains. From here, it’s easy to enjoy nearby shopping, dining, parks, trails & major commute routes, all while being served by top-rated schools.

19. 2007-08-31
    historical
20. 2007-08-25
    price
21. 2007-08-04
    price
22. 2007-07-04
    listed
23. 1994-08-26
    soldstatus $88,500
24. 1990-06-29
    soldstatus $83,000

ⓘ 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: $2,665 · $222/mo
• Projected year-2 tax: $2,665 · $222/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 5/10 Major FEMA zone X (unshaded) · 27% 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: $30,653
• − Mortgage interest: −$14,004
• − Property taxes: −$2,665
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$11,268
• − Depreciation: −$7,273
• Taxable loss: −$10,711
• Est. tax savings @ 24.0%: +$2,571
• After-tax cash flow: $-4,129/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

9 events — show timeline

• 2026-05-11 Price Changed $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-26 Price Changed $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-07 Listed $297,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-08-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-08-25 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-08-04 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-07-04 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1994-08-26 Sold (Public Records) $88,500 Public Records
• 1990-06-29 Sold (Public Records) $83,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,665 · -0.1% YoY. Source: county tax records.