1116 Running Spgs #6 · Walnut Creek, CA 94595

$339,000

2 bd · 1.0 ba · 1,048 sqft · Condo public records · 97 Days on market

Built 1964 $323/sqft · 39% below area Est $557k · 39% under $1293/mo HOA · 38% of rent ↓ 5% since listing

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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 +5.1/10.0
• Cash flow +4.2/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this peaceful 2-bedroom, 1-bath home in the vibrant 55+ community of Rossmoor. Enjoy morning coffee or an evening beverage on the tranquil patio surrounded by serene views. The remodeled kitchen adds style and function, and the home includes a convenient washer and dryer. An enclosed back patio provides the perfect space for a home office or craft room. Rossmoor offers an exceptional lifestyle with golf, tennis, swimming, pickleball, an art association, wood shop, and even a movie theater—something for every interest.

Key facts

• Remodeled kitchen
• Tranquil patio
• Enclosed back patio

Tags

• TRANQUIL PATIO
• REMODELED KITCHEN
• ENCLOSED BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $-918 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (39.2% below list).
• Meets the 1% rule at list price ($3k rent vs $339k).
• Recommended offer: $206k (39.2% below list) — sets the bar for cash-flow.
• Cap rate 3.0% 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: schools A+, commute A+, employment 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.
• Market conditions: 230 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 41% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 97 days — a 9% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $79k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,156 (39.2% 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 97 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 1964 — 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: 1.01% ✓
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• GRM: 8.2

CMA / ARV

• ARV (median comp): $556,524
• List price: $339,000
• Delta: -39.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -37.1%
• Equity multiple: -0.19×
• Total profit: $-112,558
• Equity at exit: $50,546

10-year hold

• IRR: -50.3%
• Equity multiple: -0.79×
• Total profit: $-169,866
• Equity at exit: $29,311

Cash invested: $94,920 (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 94595

• Active inventory: 230
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,440 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$1,293
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $-918

Break-even live

Break-even rent $4,602

Max offer price $206,156

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1865 Golden Rain Rd #3 Walnut Creek, CA	2.0	2.0	1301	$3,400	$2.61	15d	1	0.93mi
1910 Skycrest Dr #5 Walnut Creek, CA	2.0	1.0	1054	$3,500	$3.32	1d	1	1.10mi
3196 Rohrer Dr Unit A Lafayette, CA	3.0	2.0	1200	$5,000	$4.17	12d	1	1.39mi
125 Meadow Crest Ln Walnut Creek, CA	2.0	2.0	1102	$3,950	$3.58	7d	1	1.40mi

HOA detail condo

• Monthly dues: $1,293 · $15,516/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $339,000 Active 97 DOM
2. 2026-06-17
   days on market $339,000 Active 96 DOM
3. 2026-06-16
   days on market $339,000 Active 95 DOM
4. 2026-06-15
   days on market $339,000 Active 94 DOM
5. 2026-06-13
   days on market $339,000 Active 92 DOM
6. 2026-06-13
   days on market $339,000 Active 91 DOM
7. 2026-06-09
   days on market $339,000 Active 88 DOM
8. 2026-06-08
   days on market $339,000 Active 87 DOM
9. 2026-06-07
   days on market $339,000 Active 86 DOM
10. 2026-06-04
    days on market $339,000 Active 83 DOM
11. 2026-06-03
    days on market $339,000 Active 82 DOM
12. 2026-06-02
    days on market $339,000 Active 81 DOM
13. 2026-06-01
    days on market $339,000 Active 80 DOM
14. 2026-05-31
    pricedays on market $339,000 Active 79 DOM
15. 2026-04-01
    price $359,000 540-char remark

    Show marketing remark (540 chars)

    Welcome to this peaceful 2-bedroom, 1-bath home in the vibrant 55+ community of Rossmoor. Enjoy morning coffee or an evening beverage on the tranquil patio surrounded by serene views. The remodeled kitchen adds style and function, and the home includes a convenient washer and dryer. An enclosed back patio provides the perfect space for a home office or craft room. Rossmoor offers an exceptional lifestyle with golf, tennis, swimming, pickleball, an art association, wood shop, and even a movie theater—something for every interest.

16. 2026-03-31
    price $349,000 540-char remark

    Show marketing remark (540 chars)

    Welcome to this peaceful 2-bedroom, 1-bath home in the vibrant 55+ community of Rossmoor. Enjoy morning coffee or an evening beverage on the tranquil patio surrounded by serene views. The remodeled kitchen adds style and function, and the home includes a convenient washer and dryer. An enclosed back patio provides the perfect space for a home office or craft room. Rossmoor offers an exceptional lifestyle with golf, tennis, swimming, pickleball, an art association, wood shop, and even a movie theater—something for every interest.

17. 2026-03-13
    listed $418,000 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome to this peaceful 2-bedroom, 1-bath home in the vibrant 55+ community of Rossmoor. Enjoy morning coffee or an evening beverage on the tranquil patio surrounded by serene views. The remodeled kitchen adds style and function, and the home includes a convenient washer and dryer. An enclosed back patio provides the perfect space for a home office or craft room. Rossmoor offers an exceptional lifestyle with golf, tennis, swimming, pickleball, an art association, wood shop, and even a movie theater—something for every interest.

18. 2018-04-19
    soldstatus $290,000 Sold 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

19. 2018-03-29
    status Pending 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

20. 2018-03-26
    price $299,000 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

21. 2018-03-26
    status Back On Market 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

22. 2018-03-19
    status Pending 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

23. 2018-03-06
    price $309,950 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

24. 2018-02-07
    price $345,000 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

25. 2018-01-26
    historical
26. 2018-01-26
    historical
27. 2018-01-25
    listed $379,000 New 284-char remark

    Show marketing remark (284 chars)

    2 Bedroom - 1 Bath Carmel Model Freshly Painted Throughout With New Carpeting. Open Floor Plan With Additional Sq. Ft. in Rear Enclosed Porch. New Landscaping and Relaxing Front Patio Off The Front Entrance. Rossmoor Is a 55+ Gated Community With A Variety Of Activities For Everyone.

28. 2018-01-22
    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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 17 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: $41,281
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,303
• − Management: −$3,303
• − HOA: −$15,516
• − Depreciation: −$9,862
• Taxable loss: −$16,471
• Est. tax savings @ 24.0%: +$3,953
• After-tax cash flow: $-7,064/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): 16,988
• Household income: $100,552
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 629.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 11% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Scotch-Irish 4% Romanian 4% Lithuanian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 4% Chinese 3%

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: ▼ -710.17%
• Current HPI: 360.6365
• Rent YoY: —
• 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

-5.3% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $359,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-31 Price Changed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-13 Listed $418,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-04-19 Sold (MLS) $290,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-29 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-26 Price Changed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-26 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-06 Price Changed $309,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-02-07 Price Changed $345,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-01-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-01-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-01-25 Listed $379,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-01-22 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR