1035 Peralta #16 · Concord, CA 94520

$210,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 88 Days on market

Built 1971 Good condition Est $177k · 19% over ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your well maintained, sunny and bright new home. Inspection report with inspection items already addressed to be available approximately this week. Enter into the extra/bonus florida room, sit down and relax while you enjoy the lovely view of the common area greenbelt. Square feet of the florida room, not included in the 1536 estimate. Adorable updated move in ready home. New lot rent will be approximately $1019.70 No property taxes, HCD annual registration. Owner acceptance of offer subject to locating new property. Manager Claudia will review debt to income. Income must be at least 3 times rental amount. Senior park 55 and over one principal. OPEN HOUSE Saturday 4/26/26 1-3:0

Key facts

• Community pool
• Built 1971
• Listed 88 days

Property features AI

Finance

• HOA & community: Pets allowed (number limits and upon approval); Senior community; Community laundry available; Activities available

Exterior

• Parking: Carport for 2 or more vehicles
• Utilities: Public water; Public sewer; Electric metered; Gas water heater
• Home design: Manufactured in park (mobile home); Double wide; Faces west; Single-story (entry at main level)
• Construction: Aluminum siding; Built as a manufactured/mobile home
• Exterior features: Front yard; Located on a cul-de-sac; Community clubhouse, greenbelt, pool, spa, game room, guest parking, RV storage

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast bar; Solid surface counters
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Solid surface counters; Florida/screen room; Double pane windows
• Laundry & utility: Washer/dryer hookups only; Laundry facility (community)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) 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; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $176,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Dalis Dr #48	0.07mi	3/2.0 (+1)	1,488 (-3%)	6mo	$218,000	$147	81
2019 Dalis Dr #42	0.05mi	2/2.0	1,440 (-6%)	11mo	$140,000	$97	78
2122 Dalis Dr #236	0.22mi	2/2.0	1,440 (-6%)	3mo	$217,000	$151	77
2259 Dalis Dr	0.19mi	2/2.0	1,440 (-6%)	6mo	$150,000	$104	76
2137 Dalis Dr #95	0.26mi	2/2.0	1,500 (-2%)	11mo	$150,000	$100	75
1053 Peralta Rd #24	0.02mi	2/2.0	1,444 (-6%)	18mo	$195,000	$135	74
2227 Dalis Dr #159	0.27mi	2/2.0	1,440 (-6%)	4mo	$129,950	$90	73
2110 Dalis #238	0.20mi	2/2.0	1,440 (-6%)	11mo	$160,000	$111	71
2294 Dalis Dr #204	0.14mi	2/2.0	1,440 (-6%)	18mo	$175,000	$122	68
2331 Dalis Dr	0.07mi	2/2.0	1,392 (-9%)	18mo	$160,000	$115	66
2006 Dalis Dr #256	0.07mi	2/2.0	1,344 (-12%)	13mo	$199,000	$148	65
2217 Dalis Dr #134	0.24mi	2/2.0	1,440 (-6%)	17mo	$148,500	$103	64

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: 8.3%
• Equity multiple: 1.32×
• Total profit: $18,928
• Equity at exit: $31,312

10-year hold

• IRR: 16.3%
• Equity multiple: 2.25×
• Total profit: $73,362
• Equity at exit: $18,157

Cash invested: $58,800 (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: 117
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,057 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $897

Break-even live

Break-even rent $1,921

Max offer price $210,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,042	-5% $970	+0% $897	+5% $825	+10% $752
Rent	-10% $656	-5% $777	+0% $897	+5% $1,018	+10% $1,139
Rate	-1.0pp $1,003	-0.5pp $951	base $897	+0.5pp $843	+1.0pp $787

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	25d	1	0.46mi
3412 Flamingo Dr #3410 Concord, CA	3.0	2.0	1062	$4,000	$3.77	25d	1	0.94mi
3378 Moretti Dr Concord, CA	3.0	2.0	1242	$3,695	$2.98	25d	1	1.45mi

Listing history 17 events

1. 2026-06-15
   days on market $210,000 Active 88 DOM
2. 2026-06-13
   days on market $210,000 Active 86 DOM
3. 2026-06-13
   days on market $210,000 Active 85 DOM
4. 2026-06-10
   days on market $210,000 Active 82 DOM
5. 2026-06-08
   days on market $210,000 Active 81 DOM
6. 2026-06-07
   days on market $210,000 Active 80 DOM
7. 2026-06-04
   days on market $210,000 Active 77 DOM
8. 2026-06-03
   days on market $210,000 Active 76 DOM
9. 2026-06-02
   days on market $210,000 Active 75 DOM
10. 2026-06-01
    days on market $210,000 Active 74 DOM
11. 2026-05-31
    days on market $210,000 Active 73 DOM
12. 2026-04-17
    price $210,000
13. 2026-04-07
    price $218,000
14. 2026-03-19
    listed $225,000 Active
15. 2024-10-30
    historical
16. 2024-10-03
    price
17. 2024-08-27
    listed 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: $36,683
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − Depreciation: −$6,109
• Taxable income: $7,944
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $8,861/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 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with minor cosmetic updates needed for optimal curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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

-6.7% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $210,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-07 Price Changed $218,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-19 Listed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-30 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-03 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-27 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR