112 A St · Concord, CA 94520

$275,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 29 Days on market

Built 2002 ↓ 8% since listing

---

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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional Updated Modular Home in Family-Friendly Community! Step into your dream home! This beautifully updated modular residence offers over 1,000 square feet of modern living, perfect for those who appreciate style and functionality. Interior Features Airy Atmosphere: vaulted ceilings that create a spacious, light-filled environment. Open Floor Plan: Seamless flow between living, dining, and kitchen areas, ideal for entertaining. Master suite with updated bathroom and an electric fireplace. Central air conditioning and heating for a comfortable environment. Designer Finishes: Thoughtfully curated with sophisticated designs throughout. Abundant Storage Features a huge double-door, lofte

Key facts

• Primary bathroom
• Dining area
• Big kitchen

Tags

• OPEN CONCEPT FLOOR PLAN
• BIG KITCHEN
• DINING AREA
• PLENTY OF STORAGE AREAS
• PRIMARY BATHROOM

Property features AI

Finance

• HOA & community: Pets allowed; Located in a park community (Victoria Mobile)

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Manufactured in park (mobile home); Double wide; Single-story (entry at street level)
• Construction: Wood siding
• Exterior features: Front porch; Back yard; Side yard; Level lot

Interior

• Kitchen: Updated kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No air conditioning
• Interior features: Updated kitchen; Dining area; Mirrored closet doors; Main entry; Laundry facility
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+1.6%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ($82k/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 $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 29 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2197 Dalis Dr #124	0.13mi	2/1.5 (-1)	960 (-4%)	3mo	$160,000	$167	78
83 A St	0.06mi	2/2.0 (-1)	1,140 (+14%)	4mo	$205,000	$180	66
2007 Dalis Dr #36	0.29mi	2/2.0 (-1)	1,060 (+6%)	8mo	$195,000	$184	65
2064 Dalis Dr	0.25mi	2/2.0 (-1)	1,040 (+4%)	18mo	$170,000	$163	62

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-33,094
• Equity at exit: $41,003

10-year hold

• IRR: -5.2%
• Equity multiple: 0.68×
• Total profit: $-24,379
• Equity at exit: $23,777

Cash invested: $77,000 (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 94520

• Rents YoY: 1.6%
• Active inventory: 116
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $240

Break-even live

Break-even rent $2,490

Max offer price $275,000

Occupancy floor 86%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.24mi
2007 Olivera Rd Unit C Concord, CA	2.0	1.5	975	$2,700	$2.77	5d	1	0.35mi
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	0.64mi
2451 Olivera Rd Concord, CA	1.0–2.0	1.0	815	$2,475	$3.04	1d	6	0.69mi
3412 Flamingo Dr #3410 Concord, CA	3.0	2.0	1062	$4,000	$3.77	24d	1	0.73mi
2756 Argyll Ave Unit C Concord, CA	2.0	1.0	900	$2,000	$2.22	24d	1	0.93mi
2627 Prestwick Ave Concord, CA	4.0	2.0	1260	$3,500	$2.78	16d	1	1.03mi
3378 Moretti Dr Concord, CA	3.0	2.0	1242	$3,695	$2.98	24d	1	1.25mi

Listing history 14 events

1. 2026-06-18
   days on market $275,000 Active 29 DOM
2. 2026-06-17
   days on market $275,000 Active 28 DOM
3. 2026-06-16
   days on market $275,000 Active 27 DOM
4. 2026-06-15
   days on market $275,000 Active 26 DOM
5. 2026-06-13
   days on market $275,000 Active 24 DOM
6. 2026-06-13
   days on market $275,000 Active 23 DOM
7. 2026-06-10
   days on market $275,000 Active 20 DOM
8. 2026-06-08
   days on market $275,000 Active 19 DOM
9. 2026-06-07
   days on market $275,000 Active 18 DOM
10. 2026-06-04
    days on market $275,000 Active 15 DOM
11. 2026-06-03
    days on market $275,000 Active 14 DOM
12. 2026-06-02
    days on market $275,000 Active 13 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $275,000 Active 12 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°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: $33,525
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$8,000
• Taxable loss: −$1,541
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $3,251/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): 37,381
• Household income: $82,479
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2649.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 51% White 28% Two or more races 20% Asian 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Italian 2% Russian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 43% Tagalog/Filipino 3% Other Indo-European 2%

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: ▼ -551.74%
• Current HPI: 440.2872
• Rent YoY: ▲ 1.59%
• 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

-8.0% since first listed

4 events — show timeline

• 2026-06-01 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-01 Price Changed $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-01 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.9%/yr

Latest (2025): $257 · +2.9% YoY. Source: county tax records.