2287 Dalis Dr #169 · Concord, CA 94520

$219,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 23 Days on market

Built 1972 Good condition Est $180k · 22% 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2-bedroom, 2-bath mobile home featuring new sheetrock, elegant crown molding, and luxury vinyl plank (LVP) flooring throughout. The spacious kitchen offers upgraded cabinetry, quartz countertops, a stunning stone backsplash, gas stove, and recessed lighting. Both bathrooms have been tastefully remodeled with upgraded cabinets, walk-in showers, and recessed lighting. Custom closets throughout the home provide exceptional storage, along with a thoughtfully designed laundry/pantry room just off the kitchen. This move-in ready home also features a private backyard with covered patio and attractive landscaping, perfect for relaxing or entertaining. Additional highlights inclu

Key facts

• Large deck
• Florida room
• Water features

Tags

• CORNER LOT
• GARDEN PATIO
• WATER FEATURES
• LARGE DECK
• FLORIDA ROOM
• CROWN MOLDING

Property features AI

Finance

• HOA & community: Park: DALIS GARDENS; Senior community; Park amenities include clubhouse, pool, sauna, spa, greenbelt, and trails; Pets allowed (subject to number and size limits)

Exterior

• Parking: Carport (2 or more spaces); Awning over car
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter
• Home design: Manufactured in-park home; Mobile home (double wide, Berkshire model); Faces north
• Construction: Aluminum siding; Asphalt construction elements
• Exterior features: Back yard; Front yard; Side yard; Sprinklers in front yard; Covered patio; Deck; Storage; Close to clubhouse; Corner lot

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Updated kitchen
• Bathrooms: 2 full bathrooms; Stall showers in bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Updated kitchen; Storage
• Laundry & utility: Washer/dryer hookups (hookups only); 220V outlet for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $216k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+1.6%/yr); 116 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $7k 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 23 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

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 $215,715 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 A St	0.16mi	2/2.0	1,140 (-1%)	4mo	$205,000	$180	88
2113 Dalis Dr #87	0.10mi	2/2.0	1,248 (+8%)	9mo	$162,500	$130	74
2007 Dalis Dr #36	0.14mi	2/2.0	1,060 (-8%)	8mo	$195,000	$184	74
2161 Dalis Dr #107	0.15mi	2/2.0	1,248 (+8%)	7mo	$125,000	$100	73
2265 Dalis Dr #158	0.01mi	2/2.0	1,224 (+6%)	22mo	$185,000	$151	70
1027 Peralta Rd #12	0.15mi	2/2.0	1,248 (+8%)	11mo	$195,000	$156	69
2064 Dalis Dr	0.13mi	2/2.0	1,040 (-10%)	18mo	$170,000	$163	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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-13,986
• Equity at exit: $32,654

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $6,297
• Equity at exit: $18,935

Cash invested: $61,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $391

Break-even live

Break-even rent $2,000

Max offer price $219,000

Occupancy floor 79%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.14mi
2007 Olivera Rd Unit C Concord, CA	2.0	1.5	975	$2,700	$2.77	5d	1	0.23mi
3205 Northwood Dr Concord, CA	1.0	1.0	725	$1,925	$2.66	2d	8	0.26mi
2225 Hillsborough Ct Apt 2 Concord, CA	2.0	1.0	962	$2,200	$2.29	5d	1	0.40mi
2838 Loma Vista Ave Concord, CA	3.0	2.0	1260	$2,995	$2.38	24d	1	0.52mi
2451 Olivera Rd Concord, CA	1.0–2.0	1.0	815	$2,475	$3.04	2d	6	0.73mi
3412 Flamingo Dr #3410 Concord, CA	3.0	2.0	1062	$4,000	$3.77	24d	1	0.79mi
2750 Argyll Ave Unit A Concord, CA	1.0	1.0	750	$1,495	$1.99	4d	1	0.86mi
2756 Argyll Ave Unit C Concord, CA	2.0	1.0	900	$2,000	$2.22	24d	1	0.87mi
3378 Moretti Dr Concord, CA	3.0	2.0	1242	$3,695	$2.98	24d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $219,000 Active 23 DOM
2. 2026-06-17
   days on market $219,000 Active 22 DOM
3. 2026-06-16
   days on market $219,000 Active 21 DOM
4. 2026-06-15
   days on market $219,000 Active 20 DOM
5. 2026-06-13
   days on market $219,000 Active 18 DOM
6. 2026-06-13
   days on market $219,000 Active 17 DOM
7. 2026-06-10
   days on market $219,000 Active 14 DOM
8. 2026-06-08
   days on market $219,000 Active 13 DOM
9. 2026-06-07
   days on market $219,000 Active 12 DOM
10. 2026-06-04
    days on market $219,000 Active 9 DOM
11. 2026-06-03
    days on market $219,000 Active 8 DOM
12. 2026-06-02
    days on market $219,000 Active 7 DOM
13. 2026-06-01
    days on market $219,000 Active 6 DOM
14. 2026-05-31
    days on market $219,000 Active 5 DOM
15. 2026-05-26
    listed $219,000 Active

ⓘ 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: $29,941
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,371
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $4,374/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 · 7 photos

Good 75/100 Cosmetic rehab

This 55+ mobile home park property is in good condition with a well-maintained exterior and light wood-like flooring. It offers a large deck and additional Florida room, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can make the home look newer
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can make the home look newer ↑
• Both Landscaping improvements — Enhances curb appeal and adds 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): 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

1 event — show timeline

• 2026-05-26 Listed $219,000 bridgeMLS, Bay East AOR, or Contra Costa AOR