26 Wightman Ct · Antioch, CA 94509

$199,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 14 Days on market

Built 1951 4,750 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.8/10.0
• Rent growth +2.8/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! Located at the end of a quiet court, this fixer-upper offers incredible potential for investors, contractors, or buyers looking to create their dream home. Bring your vision and tool belt to transform this property into something special. Conveniently situated within walking distance to shopping, dining, and everyday amenities, the location is hard to beat. Whether you're looking for your next renovation project or an investment opportunity, this property offers endless possibilities. Cash sale only. Don't miss your chance to unlock the value and potential this home has to offer!

Key facts

• Fixer-upper
• 4,750 sq ft lot
• Garage

Tags

• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING
• WALKING DISTANCE TO AMENITIES
• FIXER-UPPER
• INVESTMENT OPPORTUNITY
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: Attached covered garage (1 covered space, 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1951; 964 square feet living area
• Exterior features: Front yard; Back yard; Corner lot on a court

Interior

• Kitchen: Kitchen (details listed as Other)
• Bathrooms: One full bathroom
• Heating & cooling: Has heating
• Interior features: Main entry at street level; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.6% vs local median 3.9% in Antioch — 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 56/100 on livability (#782 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Antioch Unified (suburban): math 29% / reading 55% proficiency, ranked #200 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 206 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $445,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Wightman Ct	0.06mi	3/1.0	964 (0%)	3mo	$430,000	$446	95
2406 D St	0.26mi	2/1.0 (-1)	905 (-6%)	0mo	$418,000	$462	72
2005 C St	0.45mi	3/1.0	934 (-3%)	4mo	$440,000	$471	70
23 E Madill St	0.35mi	2/1.0 (-1)	908 (-6%)	5mo	$450,000	$496	65
2728 Capistrano St	0.29mi	2/1.0 (-1)	870 (-10%)	5mo	$440,000	$506	61
401 San Joaquin Ave	0.26mi	2/1.0 (-1)	1,082 (+12%)	4mo	$464,000	$429	59
1927 Evergreen Ave	0.53mi	3/1.0	1,035 (+7%)	5mo	$482,000	$466	59
1915 Chestnut Ave	0.51mi	2/1.0 (-1)	1,035 (+7%)	2mo	$402,000	$388	57
238 Rossi Ave	0.27mi	2/1.0 (-1)	828 (-14%)	3mo	$370,000	$447	57
2744 El Rey St	0.39mi	3/1.0	1,108 (+15%)	2mo	$445,000	$402	55
205 John Gildi Ave	0.63mi	2/1.0 (-1)	906 (-6%)	3mo	$500,000	$552	53
1511 D St	0.71mi	2/1.5 (-1)	984 (+2%)	6mo	$225,000	$229	52

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 · 1.09% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,076
• Equity at exit: $29,672

10-year hold

• IRR: 6.7%
• Equity multiple: 1.46×
• Total profit: $25,529
• Equity at exit: $17,206

Cash invested: $55,720 (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 94509

• Rents YoY: 1.1%
• Active inventory: 206
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $542

Break-even live

Break-even rent $1,586

Max offer price $199,000

Occupancy floor 71%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Sunset Dr Unit B Antioch, CA	2.0	1.0	900	$2,000	$2.22	24d	1	0.31mi
313 Lawton St Antioch, CA	2.0	1.0	768	$1,850	$2.41	24d	1	0.33mi
313 Lawton St Unit LAW-08 Antioch, CA	2.0	1.0	768	$1,895	$2.47	44d	1	0.33mi
318 Lawton St Antioch, CA	2.0	1.0	650	$1,850	$2.85	24d	1	0.37mi
318 Lawton St Antioch, CA	2.0	1.0	650	$1,850	$2.85	44d	1	0.37mi
370 Lawton St Unit Lawton-370B Antioch, CA	2.0	1.0	950	$2,099	$2.21	44d	1	0.40mi
400 Lawton St Antioch, CA	2.0	1.0	850	$1,850	$2.18	18d	1	0.43mi
3126 Lone Tree Way Antioch, CA	2.0	1.0	837	$1,595	$1.91	15d	1	0.46mi
1015 Fitzuren Rd Unit 2 Antioch, CA	2.0	2.0	1035	$2,500	$2.42	44d	1	0.72mi
1015 Fitzuren Rd Unit 18 Antioch, CA	2.0	2.0	1034	$2,800	$2.71	44d	1	0.72mi
619 W 17th St Unit C Antioch, CA	2.0	1.0	560	$1,795	$3.21	22d	1	0.73mi
616 1/2 W 16th St Antioch, CA	2.0	1.0	646	$1,950	$3.02	5d	1	0.79mi
616 1/2 W 16th St Antioch, CA	2.0	1.0	646	$1,950	$3.02	2d	1	0.79mi
108 El Capitan Ln Antioch, CA	3.0	1.0	1100	$2,695	$2.45	44d	1	0.79mi
2205 Peppertree Way Antioch, CA	2.0	1.0	903	$1,695	$1.88	15d	1	0.82mi
2101 Biglow Dr Antioch, CA	3.0	1.0	1025	$2,900	$2.83	10d	1	0.85mi
2106 Peppertree Way #3 Antioch, CA	2.0	1.0	903	$2,311	$2.56	44d	1	0.87mi
2106 Peppertree Way Antioch, CA	2.0	1.0	903	$2,311	$2.56	5d	1	0.87mi
2308 Lemontree Way #4 Antioch, CA	2.0	1.0	925	$1,695	$1.83	44d	1	0.90mi
2104 Lemontree Way Antioch, CA	2.0	1.0	822	$1,695	$2.06	44d	1	0.93mi
1717 Amber Dr Unit AMB-E Antioch, CA	2.0	1.0	677	$1,850	$2.73	20d	1	0.95mi
1017 H St Antioch, CA	2.0	1.0	825	$1,950	$2.36	24d	1	1.01mi
2283 Renwick Ln Antioch, CA	2.0	2.0	1008	$2,500	$2.48	44d	1	1.03mi
22 S Lake Dr Antioch, CA	2.0	1.0	800	$1,995	$2.49	44d	1	1.05mi
22 S Lake Dr Unit B Antioch, CA	2.0	1.0	800	$2,200	$2.75	3d	1	1.05mi
420 Grangnelli Ave Antioch, CA	1.0–3.0	1.0	750	$2,148	$2.86	2d	12	1.06mi
1608 Sycamore Dr Apt 2 Antioch, CA	2.0	1.0	900	$2,150	$2.39	5d	1	1.13mi
112 E 6th St Antioch, CA	2.0	2.0	900	$2,195	$2.44	44d	1	1.19mi
112 E 6th St Unit 6TH-7 Antioch, CA	2.0	2.0	900	$2,195	$2.44	44d	1	1.19mi
600 Wilbur Ave Antioch, CA	1.0–2.0	1.0–2.0	820	$2,099	$2.56	2d	7	1.23mi
2415 Horizon Ln #129 Antioch, CA	2.0	2.0	944	$2,800	$2.97	44d	1	1.23mi
2400 Horizon Ln #140 Antioch, CA	2.0	1.0	845	$1,850	$2.19	44d	1	1.28mi
2201 Sycamore Dr Antioch, CA	1.0–3.0	1.0–2.0	1015	$2,400	$2.36	2d	10	1.30mi
2005 San Jose Dr Antioch, CA	2.0	2.0	830	$1,850	$2.23	44d	1	1.32mi
2200 Sycamore Dr Antioch, CA	2.0	1.0	755	$1,815	$2.40	10d	1	1.34mi
2200 Sycamore Dr Antioch, CA	2.0	1.0–2.0	777	$1,917	$2.47	2d	12	1.34mi
2005 San Jose Dr #241 Antioch, CA	2.0	1.5	782	$1,900	$2.43	5d	1	1.36mi
2005 San Jose Dr Unit F130 Antioch, CA	2.0	2.0	830	$1,795	$2.16	5d	1	1.36mi
2608 Nevada Ln Antioch, CA	3.0	1.5	1056	$2,450	$2.32	44d	1	1.37mi
712 O St Antioch, CA	2.0	1.0	860	$1,822	$2.12	10d	1	1.38mi

Listing history 10 events

1. 2026-06-18
   days on market $199,000 Active 14 DOM
2. 2026-06-17
   days on market $199,000 Active 13 DOM
3. 2026-06-16
   days on market $199,000 Active 12 DOM
4. 2026-06-15
   days on market $199,000 Active 11 DOM
5. 2026-06-13
   days on market $199,000 Active 9 DOM
6. 2026-06-13
   days on market $199,000 Active 8 DOM
7. 2026-06-09
   days on market $199,000 Active 5 DOM
8. 2026-06-08
   days on market $199,000 Active 4 DOM
9. 2026-06-07
   remarks 606-char remark
10. 2026-06-07
    listed $199,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,253
• − Mortgage interest: −$11,147
• − Property taxes: −$1,513
• − Insurance: −$995
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$5,789
• Taxable income: $3,449
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $5,672/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: Antioch Unified
• NCES district ID: 0602850
• Math proficiency: 29% ▲ 12.00%
• Reading proficiency: 55% ▲ 25.00%
• Median HH income: $65,935
• Composite: 37.57/100
• National rank: #4386
• State rank: #200 of 517 in CA

Livability — Antioch

• Score: 56/100
• State rank: #782
• US rank: #22472

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antioch, CA
• County: Contra Costa County · 1,059,880 people
• City population: 116,477
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 70,090
• Household income: $86,196
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 3063.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 43% White 25% Two or more races 18% Black 16% Asian 9% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Russian 2% Italian 2% Lithuanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 29% Tagalog/Filipino 3% Other Asian/Pacific 1%

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: ▼ -477.30%
• Current HPI: 309.3499
• Rent YoY: ▲ 1.09%
• 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

• 2026-06-04 Listed $199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+5.8%/yr

Latest (2025): $1,513 · +4.0% YoY. Source: county tax records.