2097 Dalis Dr #79 · Concord, CA 94518

$199,900

2 bd · 2.0 ba · 1,320 sqft · Manufactured · 198 Days on market

Built 1972 Est $172k · 16% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore this newly remodeled 1972 home in Dalis Garden, a charming community. Discover a beautifully updated home with approximately 1,320 square feet of space, featuring 2 bedrooms and 2 bathrooms. The interior and exterior are freshly painted. As you step inside, you'll find a spacious living room with displayed cabinets and new laminate flooring. The kitchen is equipped with a refrigerator, new cooktop, cabinets, oven, new dishwasher and laminate flooring. Both bedrooms have closets and laminate flooring. The master bathroom offers double sinks, laminate flooring, and a new tub and shower. The guest bathroom includes laminate flooring and a shower. Additionally, the home comes with a washer and dryer, along with a shed for extra storage. Community amenities include a clubhouse, swimming pool, recreational facilities, and more. This is a senior community, so dont miss out. Stop By Today!

Key facts

• Displayed cabinets
• Freshly painted
• Equipped kitchen

Tags

• NEWLY REMODELED
• FRESHLY PAINTED
• SPACIOUS LIVING ROOM
• DISPLAYED CABINETS
• NEW LAMINATE FLOORING
• EQUIPPED KITCHEN

Property features AI

Finance

• Financial info: ILT (In Lieu of Tax)
• HOA & community: Club house; Community pool

Exterior

• Parking: Carport (2 spaces); Assigned space number 79; Space rent $1,326
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family style mobile/manufactured home (park model)
• Construction: Assessor-provided living area: 1,320
• Exterior features: Composition roof; Senior community (55+); Leased land (park home site)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Double sinks; Shower and tub; Stall shower
• Heating & cooling: Central forced air heating
• Interior features: Laminate flooring; Dining area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+2.8%/yr); 128 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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 + 2.8% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2113 Dalis Dr #87	0.04mi	2/2.0	1,248 (-6%)	9mo	$162,500	$130	82
2161 Dalis Dr #107	0.09mi	2/2.0	1,248 (-6%)	7mo	$125,000	$100	81
2122 Dalis Dr #236	0.05mi	2/2.0	1,440 (+9%)	3mo	$217,000	$151	80
2006 Dalis Dr #256	0.17mi	2/2.0	1,344 (+2%)	13mo	$199,000	$148	78
2259 Dalis Dr	0.10mi	2/2.0	1,440 (+9%)	6mo	$150,000	$104	75
2227 Dalis Dr #159	0.13mi	2/2.0	1,440 (+9%)	4mo	$129,950	$90	75
2110 Dalis #238	0.03mi	2/2.0	1,440 (+9%)	11mo	$160,000	$111	74
1027 Peralta Rd #12	0.19mi	2/2.0	1,248 (-6%)	11mo	$195,000	$156	72
2019 Dalis Dr #42	0.13mi	2/2.0	1,440 (+9%)	11mo	$140,000	$97	70
83 A St	0.18mi	2/2.0	1,140 (-14%)	4mo	$205,000	$180	65
2137 Dalis Dr #95	0.08mi	2/2.0	1,500 (+14%)	11mo	$150,000	$100	64
2031 Dalis Dr #48	0.12mi	3/2.0 (+1)	1,488 (+13%)	6mo	$218,000	$147	63

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,796
• Equity at exit: $29,806

10-year hold

• IRR: 12.5%
• Equity multiple: 1.98×
• Total profit: $54,910
• Equity at exit: $17,284

Cash invested: $55,972 (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: 128
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $624

Break-even live

Break-even rent $1,833

Max offer price $199,900

Occupancy floor 71%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2069 Olivera Rd Concord, CA	2.0	1.5	975	$2,450	$2.51	24d	1	0.07mi
2007 Olivera Rd Unit C Concord, CA	2.0	1.5	975	$2,700	$2.77	5d	1	0.20mi
2225 Hillsborough Ct Apt 2 Concord, CA	2.0	1.0	962	$2,200	$2.29	5d	1	0.37mi
2838 Loma Vista Ave Concord, CA	3.0	2.0	1260	$2,995	$2.38	24d	1	0.47mi
2451 Olivera Rd Concord, CA	1.0–2.0	1.0	815	$2,475	$3.04	2d	6	0.69mi
3412 Flamingo Dr #3410 Concord, CA	3.0	2.0	1062	$4,000	$3.77	24d	1	0.77mi
2756 Argyll Ave Unit C Concord, CA	2.0	1.0	900	$2,000	$2.22	24d	1	0.80mi
3378 Moretti Dr Concord, CA	3.0	2.0	1242	$3,695	$2.98	24d	1	1.27mi

Listing history 10 events

1. 2026-06-18
   days on market $199,900 Active 198 DOM
2. 2026-06-17
   days on market $199,900 Active 197 DOM
3. 2026-06-16
   days on market $199,900 Active 196 DOM
4. 2026-06-15
   days on market $199,900 Active 195 DOM
5. 2026-06-13
   days on market $199,900 Active 193 DOM
6. 2026-06-13
   days on market $199,900 Active 192 DOM
7. 2026-06-10
   days on market $199,900 Active 189 DOM
8. 2026-06-08
   days on market $199,900 Active 188 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $199,900 Active 187 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $31,465
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$5,815
• Taxable income: $4,623
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $6,373/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

+0.0% since first listed

11 events — show timeline

• 2026-06-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-05 Relisted — MLSListings
• 2026-01-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-02 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-02 Relisted — MLSListings
• 2025-11-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-23 Listing Removed — MLSListings
• 2025-11-23 Listing Removed — MLSListings
• 2025-05-22 Listed $199,900 MLSListings
• 2025-05-22 Listed $199,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-02-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR