211 Aria Dr · Pacheco, CA 94553

$339,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 46 Days on market

Built 2022 Good condition Est $285k · 19% over

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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).

• Cash flow +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Comp Purposes Only. 304 Via Peralta is a state of the art 2022 Manufactured Home that has been beautifully constructed with the finest finishes, Appliances, and amenities. This is a wide-open floor plan with volume ceilings, textured walls, baseboards & moldings. Everything here is brand new including the Granite Countertops in the Island Kitchen & Bathrooms, the wide-planked water-proof Vinyl flooring, the SS Appliances & the HVAC. You will be very comfortable in this 3 Bed/2 Bath spacious 1490 Sq. Ft dwelling that is situated on a large lot in the heart of Concord Cascades MH Park. This is truly MH Living at its very best. Current Base Space Rent is $882.61 monthly.

Key facts

• Stainless appliances
• Farm house sink
• Walk in closets

Tags

• KITCHEN ISLAND
• WALK IN CLOSETS
• STAINLESS APPLIANCES
• BREAKFAST BAR
• FARM HOUSE SINK
• RECESSED LIGHTING

Property features AI

Finance

• Other: Community pool available
• HOA & community: Park name: CONCORD CASCADES; Community clubhouse; Community pool, spa, and sauna; Community rec room with fireplace; Greenbelt; Car wash area; Guest parking; Laundry facilities (community); RV storage; Park interview required; Pet restrictions (contact park for details)

Exterior

• Parking: 2-car garage spaces; Carport (awning over car); Covered parking for 2; Tandem parking; Side yard access; Guest parking; Space per unit: 2
• Utilities: Public water; Public sewer; Cable available; Internet available; Gas water heater
• Home design: Manufactured in park (mobile home); Double wide model CM 4563M; Single-story layout
• Construction: Wood siding exterior; Crawl space foundation; Built as a manufactured/mobile home
• Exterior features: Front yard; Back yard; Side yard; Close to clubhouse; Level, rectangular lot

Interior

• Kitchen: Stone/granite counters; Kitchen island; Breakfast nook; Pantry; Dishwasher; Garbage disposal; Gas range / cooktop; Free-standing range / oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower, granite surfaces, sitting area, and window; Secondary bathroom with shower-over-tub, solid surface counters, granite, and window
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast nook; Pantry; Dining area; Kitchen/family combo; Main entry; Laundry facility; Window coverings; Window screens; Double-pane windows
• Laundry & utility: Laundry room with washer and dryer hookups; Washer included; Dryer included; 220V outlet; Laundry room cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $339k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (0.0% below list).
• Recommended offer: $326k (3.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#42 in CA, #1,544 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living D+, commute D.
• 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.
• Zoned schools: Hidden Valley Elementary (math 43% / reading 47%, grade D-, #490 of 1,571 statewide, top 31%, 809 students, 26% FRL); Valley View Middle (math 44% / reading 51%, grade C-, #113 of 498 statewide, top 23%, 777 students, 28% FRL); College Park High (math 56% / reading 70%, grade B-, #184 of 1,170 statewide, top 16%, 1,956 students, 18% FRL).
• Market conditions: Rents rising (+3.6%/yr); 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% of the median local income ($124k/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 46 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $275k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,703 (3.9% 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 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $285,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 Sudan Loop #28	0.04mi	3/2.0	1,500 (0%)	7mo	$355,000	$237	93
189 Suez Dr #72	0.24mi	3/2.0	1,512 (+1%)	8mo	$300,000	$198	81
312 El Serena #141	0.18mi	3/2.0	1,536 (+2%)	17mo	$125,000	$81	73
162 Algiers Dr #253	0.30mi	2/2.0 (-1)	1,440 (-4%)	2mo	$224,000	$156	73
166 Selima Way	0.33mi	3/2.0	1,456 (-3%)	11mo	$295,000	$203	71
189 Cairo Dr #53	0.17mi	2/2.0 (-1)	1,536 (+2%)	16mo	$145,000	$94	70
327 La Vina	0.27mi	2/2.0 (-1)	1,440 (-4%)	8mo	$157,000	$109	69
281 Aria Dr #143	0.13mi	3/2.0	1,288 (-14%)	5mo	$260,000	$202	66
296 Magda Way	0.21mi	3/2.0	1,625 (+8%)	13mo	$295,000	$182	66
233 Hieber Dr #266	0.06mi	2/2.0 (-1)	1,344 (-10%)	13mo	$260,000	$193	64
368 Avenida Flores #75	0.19mi	2/2.0 (-1)	1,344 (-10%)	13mo	$229,000	$170	58
262 Tanbor Way #180	0.11mi	2/2.0 (-1)	1,344 (-10%)	17mo	$255,000	$190	58

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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-58,310
• Equity at exit: $50,546

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-48,054
• 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 94553

• Rents YoY: 3.6%
• Active inventory: 188
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,389 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-92

Break-even live

Break-even rent $3,505

Max offer price $325,703

Occupancy floor 98%

Sensitivity live

Price	-10% $142	-5% $25	+0% $-92	+5% $-209	+10% $-326
Rent	-10% $-360	-5% $-226	+0% $-92	+5% $42	+10% $176
Rate	-1.0pp $79	-0.5pp $-6	base $-92	+0.5pp $-180	+1.0pp $-269

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Loma Vista Ave Concord, CA	3.0	2.0	1260	$2,995	$2.38	26d	1	0.85mi
2859 Foskett Ave Concord, CA	4.0	2.0	1520	$3,100	$2.04	13d	1	0.93mi
773 Katydid Ct Martinez, CA	3.0	2.5	1582	$3,900	$2.47	25d	1	1.11mi
238 Ladybug Ln Martinez, CA	3.0	2.5	1516	$3,395	$2.24	45d	1	1.18mi
235 Camelback Rd Pleasant Hill, CA	1.0–3.0	1.0–2.0	1046	$3,528	$3.37	0d	10	1.22mi
2254 Lake Crest Ct Martinez, CA	3.0	3.0	2123	$4,950	$2.33	9d	1	1.39mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $339,000 Active 46 DOM
2. 2026-06-18
   days on market $349,000 Active 43 DOM
3. 2026-06-17
   days on market $349,000 Active 42 DOM
4. 2026-06-16
   days on market $349,000 Active 41 DOM
5. 2026-06-15
   days on market $349,000 Active 40 DOM
6. 2026-06-13
   days on market $349,000 Active 38 DOM
7. 2026-06-13
   days on market $349,000 Active 37 DOM
8. 2026-06-10
   days on market $349,000 Active 34 DOM
9. 2026-06-08
   days on market $349,000 Active 33 DOM
10. 2026-06-07
    days on market $349,000 Active 32 DOM
11. 2026-06-04
    days on market $349,000 Active 29 DOM
12. 2026-06-03
    days on market $349,000 Active 28 DOM
13. 2026-06-02
    days on market $349,000 Active 27 DOM
14. 2026-06-01
    days on market $349,000 Active 26 DOM
15. 2026-05-31
    days on market $349,000 Active 25 DOM
16. 2026-05-06
    listed $349,000 Active
17. 2022-11-09
    soldstatus $275,000 Sold 693-char remark

    Show marketing remark (693 chars)

    For Comp Purposes Only. 304 Via Peralta is a state of the art 2022 Manufactured Home that has been beautifully constructed with the finest finishes, Appliances, and amenities. This is a wide-open floor plan with volume ceilings, textured walls, baseboards & moldings. Everything here is brand new including the Granite Countertops in the Island Kitchen & Bathrooms, the wide-planked water-proof Vinyl flooring, the SS Appliances & the HVAC. You will be very comfortable in this 3 Bed/2 Bath spacious 1490 Sq. Ft dwelling that is situated on a large lot in the heart of Concord Cascades MH Park. This is truly MH Living at its very best. Current Base Space Rent is $882.61 monthly.

18. 2022-11-08
    listed $275,000 New 693-char remark

    Show marketing remark (693 chars)

    For Comp Purposes Only. 304 Via Peralta is a state of the art 2022 Manufactured Home that has been beautifully constructed with the finest finishes, Appliances, and amenities. This is a wide-open floor plan with volume ceilings, textured walls, baseboards & moldings. Everything here is brand new including the Granite Countertops in the Island Kitchen & Bathrooms, the wide-planked water-proof Vinyl flooring, the SS Appliances & the HVAC. You will be very comfortable in this 3 Bed/2 Bath spacious 1490 Sq. Ft dwelling that is situated on a large lot in the heart of Concord Cascades MH Park. This is truly MH Living at its very best. Current Base Space Rent is $882.61 monthly.

ⓘ 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 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,669
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$6,814
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − Depreciation: −$9,862
• Taxable loss: −$6,587
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $478/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2022 manufactured home is in good condition with modern amenities and a spacious floor plan, ready for move-in.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim landscaping — improves curb appeal and attracts tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim landscaping — improves curb appeal and attracts tenants ↑

ⓘ 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 — Pacheco

• Score: 81/100
• State rank: #42
• US rank: #1544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pacheco, CA
• County: Contra Costa County · 1,059,880 people
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 48,643
• Household income: $124,130
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1207.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 17% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 8% Chinese 2% Tagalog/Filipino 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: ▼ -736.61%
• Current HPI: 296.2457
• Rent YoY: ▲ 3.63%
• 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

+26.9% since first listed

3 events — show timeline

• 2026-05-06 Listed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-11-09 Sold (MLS) $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-11-08 Listed $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR