East Bay guide · Tier A · Rank #21 of 87
House hacking in Concord (East / Holbrook).
CNWS Phase 1 TOD anchors at North Concord BART on the ZIP's Sun Terrace edge, with downtown Concord's high-density pipeline under construction and two Yellow-line stations at the ZIP edges.
What's actually happening in 94519
- Pre-entitlement; term sheet approved May 2026
CNWS Phase 1 TOD anchored at North Concord BART, on the Sun Terrace edge of the ZIP. Concord Reuse Project
- Under construction
Downtown Concord high-density pipeline under construction: Blue Oak Square, Concord Village, The Grant. Pioneer Publishers
- Operational / existing anchor
Two Yellow-line BART stations at the ZIP edges; John Muir Concord about a mile out. BART FY25 Capital Investment Plan
The numbers
- Median price
- ~$737K (Concord; Movoto/HomeLight, May 2026)
- Market rent
- Concord $2,295/mo (flat YoY, Zumper, Jun 2026)
- Property tax (Contra Costa County)
- ~1.29% effective (Concord; JVM new-purchase 1.15–1.30%)
- Per-bed rent band
- $850–1,150/mo per bed
- ADU rent band
- $1,900–2,400/mo
- Whole-home rent band
- 2bd $2,295 / 3bd $2,800 whole-home
- Underwriting vacancy
- 5% underwriting vacancy
- Appreciation scenarios
- 1.5 / 3.0 / 4.5 %/yr (conservative / base / upside)
Same Concord city market as 94520. Appreciation basis: CNWS long-run tailwind plus the ADU rebate; mid capex. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.
Buildings we underwrote in 94519
3 buildings in 94519 carry a record. 0 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 2947 Clayton Rd 2 units · $678,000 | −$313,556 S&P 500 | Underwritten — the index wins at our defaults |
| 1758 Landana Dr 2 units · $850,000 | −$365,017 S&P 500 | Underwritten — the index wins at our defaults |
| 2932 Clayton Rd 2 units · $955,000 | −$661,908 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94519, newest basis first.
The house-hack angle
SFH-with-ADU (Concord's ADU rebate runs up to $15,000) and room rentals to BART commuters, working the Sun Terrace edge nearest the CNWS Phase 1 anchor.
What breaks it
- CNWS delivers over decades: the near-term thesis is BART plus downtown infill
- Between-stations geography: both stations sit at the ZIP edges
- Verify lease-up on the downtown projects before crediting the pipeline