61 Terrace Dr · Concord, CA 94518

$250,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 32 Days on market

Good condition Est $210k · 19% 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

Key facts

• Move-in ready
• Open floor plan
• Updated home

Tags

• OPEN FLOOR PLAN
• MOVE-IN READY
• UPDATED HOME
• PRIME CONCORD LOCATION

Property features AI

Finance

• Other: Community-owned pool (shared)
• HOA & community: Pets allowed upon approval; Community clubhouse; Community pool; Community car wash area; Community laundry (free)

Exterior

• Parking: Carport for 2 or more cars
• Utilities: Public water; Public sewer
• Home design: Manufactured home in a park; Double wide mobile home
• Construction: Aluminum siding
• Exterior features: Back yard; Deck; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Gas range; Self-cleaning oven; Pantry; Breakfast bar; Disposal
• Bedrooms: 2 bedrooms (main entry level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Pantry; Wet bar; Dining area
• Laundry & utility: Washer/dryer hookups only; On-site laundry facility (community)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.8%/yr); 128 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($112k/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 32 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $125k; list at $250k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Terrace Dr	0.03mi	2/2.0	1,368 (-5%)	14mo	$285,000	$208	79
69 Terrace Dr	0.02mi	2/2.0	1,368 (-5%)	15mo	$200,000	$146	78
1080 San Miguel Rd #134	0.49mi	2/2.0	1,440 (0%)	1mo	$205,000	$142	77

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,036
• Equity at exit: $37,276

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $28,809
• Equity at exit: $21,615

Cash invested: $70,000 (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 94518

• Rents YoY: 2.8%
• Active inventory: 128
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $488

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 78%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	19d	1	0.40mi
2848 Saint Joseph Dr Concord, CA	3.0	2.0	1520	$4,495	$2.96	2d	1	0.43mi
2043 Sierra Rd #11 Concord, CA	2.0	1.5	904	$2,100	$2.32	24d	1	0.67mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	810	$2,600	$3.21	24d	2	0.69mi
1036 Oak Grove Rd Concord, CA	1.0–2.0	1.0–1.5	826	$2,600	$3.15	2d	3	0.69mi
2039 Sierra Rd Concord, CA	3.0	2.0	1098	$2,895	$2.64	24d	1	0.69mi
3213 Windsor Pl Concord, CA	3.0	2.0	1664	$4,170	$2.51	24d	1	0.71mi
1220 Pine Creek Way #1 Concord, CA	3.0	1.5	1261	$2,950	$2.34	24d	1	0.88mi
2925 Monument Blvd Concord, CA	2.0–3.0	1.5	1084	$2,545	$2.35	3d	5	0.88mi
3651 Treat Blvd Concord, CA	3.0	2.0	1800	$3,395	$1.89	24d	1	0.94mi
1160 Meadow Ln Concord, CA	1.0–2.0	1.0–1.5	740	$2,240	$3.02	11d	9	0.98mi
1750 Diane Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	1.03mi
1883 Robin Ln #1 Concord, CA	2.0	1.0	950	$2,600	$2.74	24d	1	1.06mi
1195 Heather Ct Unit A Concord, CA	2.0	1.0	980	$2,700	$2.76	3d	1	1.09mi
2520 Ryan Rd Concord, CA	2.0	2.0	1012	$2,750	$2.72	24d	1	1.10mi
1660 Haller Ct Concord, CA	2.0	1.0	880	$2,125	$2.41	21d	1	1.14mi
3055 Treat Blvd Concord, CA	2.0	2.0	973	$2,500	$2.57	24d	1	1.15mi
1641 Frisbie Ct Concord, CA	2.0	1.0	900	$2,325	$2.58	24d	1	1.16mi
1841 Laguna St Concord, CA	2.0	1.0	925	$2,372	$2.56	24d	5	1.19mi
1441 Detroit Ave Concord, CA	1.0–2.0	1.0–2.0	738	$2,391	$3.24	1d	11	1.19mi
1555 Galindo St Concord, CA	1.0–3.0	1.0–2.5	1045	$3,696	$3.54	1d	13	1.22mi
780 Oak Grove Rd Concord, CA	2.0	1.0–2.0	749	$2,836	$3.78	3d	14	1.28mi
1590 Detroit Ave Concord, CA	2.0	1.0	878	$2,500	$2.85	24d	1	1.31mi
1751 Ellis St Concord, CA	1.0–2.0	1.0	795	$2,348	$2.95	3d	3	1.34mi
1730 Adelaide St Concord, CA	2.0	1.0	940	$2,210	$2.35	23d	1	1.34mi
1790 Ellis St #12 Concord, CA	2.0	2.0	1025	$2,650	$2.59	24d	1	1.35mi
1770 Adelaide St Concord, CA	1.0–2.0	1.0	800	$1,999	$2.50	17d	1	1.37mi
1650 Pine St Concord, CA	1.0–2.0	1.0–2.0	878	$2,300	$2.62	14d	27	1.41mi
1905 Concord Blvd Concord, CA	2.0	1.0–2.0	1019	$3,173	$3.11	1d	18	1.43mi
1039 Mohr Ln Unit C Concord, CA	2.0	1.5	900	$2,300	$2.56	21d	1	1.46mi
1037 Mohr Ln Unit D Concord, CA	2.0	1.0	891	$2,300	$2.58	24d	1	1.47mi
1055 Mohr Ln Unit B Concord, CA	2.0	1.5	877	$2,295	$2.62	24d	1	1.48mi

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-04-16
   listed $250,000 Active
3. 2020-10-13
   soldstatus $125,000 Sold 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

4. 2020-09-10
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

5. 2020-08-30
   price $137,500 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

6. 2020-08-29
   status Price Change 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

7. 2020-07-16
   status Pending - Show for Backups 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

8. 2020-07-09
   listed $140,000 New 848-char remark

   Show marketing remark (848 chars)

   Location Location! Situated in the popular Concord Mobile Home Park, this 2 bedroom 2 bath home has lots of potential! It has a den area that could easily be converted to a 3rd bedroom. Although the vintage interior is all in original condition from 1971, it's still in great shape! There have been many improvements to the home over the years such as a new heater (2017) and air conditioner(most homes in this community only have a swamp cooler!) carpeting (2007) cooktop, wall oven & range hood (2003). The water pipes were replaced with copper piping in 2005, gas lines in 2020 and much more! All appliances are included! So just some cosmetic upgrading and this home will be super! Buyer to verify sq. ft. Home has been professionally cleaned and carpets cleaned. Dishwasher does not work. Please give me a call for a private tour!

ⓘ 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 · 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: $33,656
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$7,273
• Taxable income: $1,994
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $5,377/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Concord Mobile Home Park is move-in ready with updated interiors and a good condition score. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Replace the front door — Improves security and enhances curb appeal
• Both Install new flooring in the kitchen and bathrooms — Modernizes the space and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace the front door — Improves security and enhances curb appeal ↑
• Both Install new flooring in the kitchen and bathrooms — Modernizes the space and can increase 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

Price history

+78.6% since first listed

8 events — show timeline

• 2026-05-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-16 Listed $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-10-13 Sold (MLS) $125,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-09-10 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-08-30 Price Changed $137,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-08-29 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-07-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-07-09 Listed $140,000 bridgeMLS, Bay East AOR, or Contra Costa AOR