54 Koch · Concord, CA 94518

$149,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 4 Days on market

Good condition Est $196k · 24% under

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

Listing remarks

Welcome to this beautifully maintained, move-in ready home offering an exceptional opportunity to own in the desirable Town & Country Family Park. With over 1,000 square feet of comfortable living space, this 2-bedroom, 2-bath home provides both functionality and charm at an unbeatable value. Step inside to discover brand new flooring throughout, creating a fresh, modern feel from the moment you enter. The spacious layout offers a seamless flow between living, dining, and kitchen area. It’s ready for everyday living or entertaining. Each bedroom is generously sized, and the home has been cared for. Don’t miss your chance to own in this sought after Concord Location.

Key facts

• Seamless flow
• Brand new flooring
• Spacious layout

Tags

• BRAND NEW FLOORING
• SPACIOUS LAYOUT
• SEAMLESS FLOW
• SOUGHT AFTER CONCORD LOCATION

Property features AI

Finance

• HOA & community: Park name: TOWN AND COUNTRY; No pets allowed; Guest parking in community

Exterior

• Parking: Carport; Guest parking
• Utilities: Public water; Public sewer
• Home design: Manufactured in park; Double wide mobile home
• Construction: Siding (other); Crawl space foundation; Built as a mobile home
• Exterior features: Deck; 2 mobile homes on one lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Has heating; No central air conditioning
• Interior features: No additional rooms; Ceiling fans
• Laundry & utility: Washer; Dryer; Stacked washer/dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 13.8% 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); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $195,520
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 David Dr	0.06mi	3/2.0 (+1)	1,020 (-2%)	3mo	$170,000	$167	87
36 Helen Ave #36	0.05mi	3/2.0 (+1)	1,100 (+6%)	0mo	$239,000	$217	83
56 Koch Ln	0.02mi	2/2.0	960 (-8%)	13mo	$145,000	$151	76
131 Laila Ln	0.12mi	2/2.0	1,080 (+4%)	16mo	$248,000	$230	75
1080 San Miguel Rd #127	0.18mi	2/2.0	1,100 (+6%)	9mo	$200,000	$182	75
14 Terrace Dr	0.29mi	2/2.0	1,008 (-3%)	17mo	$189,000	$188	67
53 Galloway Dr #53	0.18mi	2/2.0	940 (-10%)	16mo	$275,000	$293	63
20 Terrace Dr	0.23mi	2/2.0	1,152 (+11%)	18mo	$180,000	$156	57
19 Terrace Dr	0.33mi	2/2.0	1,154 (+11%)	19mo	$285,000	$247	50

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $34,864
• Equity at exit: $22,216

10-year hold

• IRR: 28.6%
• Equity multiple: 3.51×
• Total profit: $104,840
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $935

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,038	-5% $986	+0% $935	+5% $883	+10% $832
Rent	-10% $738	-5% $837	+0% $935	+5% $1,033	+10% $1,131
Rate	-1.0pp $1,010	-0.5pp $973	base $935	+0.5pp $896	+1.0pp $857

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: $37,250
• Closing costs: $4,470
• 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	20d	1	0.11mi
2751 Monument Blvd Concord, CA	1.0–2.0	1.0	676	$2,045	$3.03	4d	1	0.47mi
1236 Detroit Ave Concord, CA	2.0	1.0	750	$2,430	$3.24	5d	1	0.55mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	25d	1	0.56mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,595	$2.39	0d	6	0.58mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	25d	1	0.59mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	25d	1	0.61mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	25d	2	0.63mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	0d	4	0.63mi
1050 Oak Grove Rd Concord, CA	1.0–2.0	1.0	740	$2,325	$3.14	3d	3	0.71mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	12d	9	0.75mi
2067 Riley Ct Unit 5 Concord, CA	1.0	1.0	710	$1,750	$2.46	19d	1	0.75mi
1185 Meadow Ln Unit 115 Concord, CA	1.0	1.0	800	$2,350	$2.94	25d	1	0.82mi
1818 Laguna St Concord, CA	1.0–2.0	1.0	750	$2,350	$3.13	0d	14	0.83mi
1866 Robin Ln Unit 6 Concord, CA	2.0	1.0	700	$2,200	$3.14	21d	1	0.83mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	25d	1	0.84mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	4d	1	0.84mi
1867 Robin Ln Unit 3 Concord, CA	1.0	1.0	700	$1,595	$2.28	25d	1	0.85mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	0.85mi
1500 Ellis St Concord, CA	2.0	1.0–2.0	664	$2,350	$3.54	0d	5	0.88mi
1835 Robin Ln Concord, CA	2.0	2.0	800	$2,100	$2.62	6d	1	0.89mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	25d	5	0.90mi
1835 Robin Ln Unit 11 Concord, CA	2.0	2.0	800	$2,100	$2.62	25d	1	0.90mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	3d	11	0.90mi
1301 Traynor Rd Concord, CA	3.0	1.0	1024	$3,395	$3.32	0d	1	0.93mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$3,723	$3.56	0d	13	0.94mi
1590 Frisbie Ct Unit 6 Concord, CA	2.0	1.0	850	$2,195	$2.58	16d	1	0.95mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	23d	1	0.96mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	6d	1	0.99mi
1631 Frisbie Ct Concord, CA	2.0	1.0	750	$2,100	$2.80	25d	1	0.99mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	25d	1	0.99mi
1590 Detroit Ave Concord, CA	2.0	1.0	878	$2,500	$2.85	25d	1	1.01mi
1500 Pine St Concord, CA	1.0–2.0	1.0	735	$2,200	$2.99	11d	1	1.01mi
1730 Adelaide St Concord, CA	2.0	1.0	940	$2,105	$2.24	0d	1	1.04mi
1790 Ellis St #12 Concord, CA	2.0	2.0	1025	$2,650	$2.59	25d	1	1.05mi
1704 Clayton Rd Concord, CA	1.0–2.0	1.0	750	$2,250	$3.00	25d	1	1.06mi
1740 Detroit Ave Concord, CA	1.0	1.0	725	$1,980	$2.73	13d	1	1.07mi
1770 Adelaide St Concord, CA	1.0–2.0	1.0	800	$1,999	$2.50	18d	1	1.07mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$2,300	$2.62	16d	27	1.12mi
1776 Grant St Concord, CA	1.0–2.0	1.0–2.0	878	$4,207	$4.79	0d	12	1.13mi

Listing history 3 events

1. 2026-06-21
   days on market $149,000 Coming Soon 4 DOM
2. 2026-06-17
   remarks 677-char remark
3. 2026-06-17
   listed $149,000 Coming Soon 1 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 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 · 14 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: $29,842
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$4,335
• Taxable income: $9,407
• Est. tax owed @ 24.0%: −$2,258
• After-tax cash flow: $8,961/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with some minor repairs needed. Updating the kitchen and bathroom will significantly increase its resale value.

Repairs flagged

• Minor Kitchen cabinets — Older cabinets with some wear.
• Minor Bathroom fixtures — Older fixtures that may need updating.

Value-add opportunities

• Resale Updating kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers.
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers.
• Both Landscaping and curb appeal — Improving the landscaping will enhance both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets with some wear.	Minor	$500–3,000
Bathroom fixtures · Older fixtures that may need updating.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Updating kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers. ↑
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers. ↑
• Both Landscaping and curb appeal — Improving the landscaping will enhance both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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