2900 Fairview Rd #20 · Hollister, CA 95023

$300,000

4 bd · 2.0 ba · 1,182 sqft · Manufactured · 16 Days on market

Built 2000 Est $265k · 13% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no more - come and view this adorable 4 bedroom, 2 bathroom manufactured home located in the lovely Fairview Mobile Manor Park! This newly remodeled home offers vaulted ceilings, open floor plan, and laminate hard wood flooring. Master bedroom hosts private master bath and walk-in closet. Indoor Laundry with washer and dryer included in the sale. Kitchen offers 5 burner gas stove with side by side stainless steel refrigerator and custom cabinets. Front of home greets you with brand new deck. Carport side has great potential for BBQing or just relaxing after a hard days work. Outside shed is perfect for storage.

Key facts

• Built 2000
• Listed 16 days

Property features AI

Finance

• Other: No age restrictions; board and neighborhood approval may apply; pets allowed
• HOA & community: Community amenities include indoor half basketball court, car wash area, club house, and recreation room

Exterior

• Parking: Carport with 2 spaces (minimum); Assigned space number 20; Space rent charged
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured/home in a planned park (park home site leased)
• Exterior features: Composition roof; Leased land (park home site)

Interior

• Kitchen: 220V outlet; Electric cooktop; Exhaust fan; Garbage disposal; Microwave; Self-cleaning oven
• Bedrooms: 4 bedrooms (one with walk-in closet)
• Flooring: Laminate; Vinyl/Linoleum
• Bathrooms: 2 full bathrooms with double sinks and shower/tub
• Heating & cooling: Central forced air heating; Ceiling fan for cooling
• Interior features: Walk-in closet; Dining area in living room; Eat-in kitchen
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.0% in Hollister — 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 68/100 on livability (#288 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, employment A-; Watch: commute F, cost of living F.
• San Benito High (town): math 29% / reading 55% proficiency, ranked #593 of 1,400 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hollister High (3,465 students, 44% FRL).
• Market conditions: Rents rising (+3.4%/yr); 277 active listings in the ZIP; high-income renter base; 281 units permitted in San Benito County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($116k/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 $9k of value loss. Plan a longer hold.
• San Benito County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $240k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $264,768
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Fairview Rd #7	0.00mi	3/2.0 (-1)	1,200 (+2%)	19mo	$256,500	$214	77
2900 Fairview Rd #77	0.00mi	3/2.0 (-1)	1,096 (-7%)	11mo	$275,000	$251	73
2900 Fairview Rd #4	0.03mi	3/2.0 (-1)	1,352 (+14%)	4mo	$303,000	$224	66
2900 Fairview Rd #33	0.00mi	3/2.0 (-1)	1,300 (+10%)	17mo	$275,000	$212	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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $7,302
• Equity at exit: $44,731

10-year hold

• IRR: 12.3%
• Equity multiple: 1.99×
• Total profit: $83,101
• Equity at exit: $25,939

Cash invested: $84,000 (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 95023

• Rents YoY: 3.4%
• Active inventory: 277
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,703 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $852

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 72%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $300,000 Active 16 DOM
2. 2026-06-17
   days on market $300,000 Active 15 DOM
3. 2026-06-16
   days on market $300,000 Active 14 DOM
4. 2026-06-15
   days on market $300,000 Active 13 DOM
5. 2026-06-13
   days on market $300,000 Active 11 DOM
6. 2026-06-13
   days on market $300,000 Active 10 DOM
7. 2026-06-09
   days on market $300,000 Active 7 DOM
8. 2026-06-08
   days on market $300,000 Active 6 DOM
9. 2026-06-07
   days on market $300,000 Active 5 DOM
10. 2026-06-05
    days on market $300,000 Active 2 DOM
11. 2026-06-02
    listed $300,000 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 5 d/yr ≥94°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,431
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,554
• − Management: −$3,554
• − Depreciation: −$8,727
• Taxable income: $5,790
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $8,832/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: San Benito High
• NCES district ID: 0634140
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $69,528
• Composite: 40.31/100
• National rank: #7779
• State rank: #593 of 1400 in CA

Livability — Hollister

• Score: 68/100
• State rank: #288
• US rank: #9766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Benito County · 59,889 people
• City population: 59,889
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 59,889
• Household income: $116,314
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 1352.0

Population outlook (San Benito County) Hauer SSP2

• Today (2025): 65,146 people
• By 2030: 67,991 · +4.4%
• By 2040: 72,868 · +11.9%
• By 2050: 76,832 · +17.9%
• By 2075: 84,693 · +30.0%
• By 2100: 85,463 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 35% White 27% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Russian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 41% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · San Benito

• 2024 margin: D (+12.6) · D 54.9% · R 42.3% · Other 2.8%
• 2008→2024 swing: -10.2pp toward R · 2008: 22.8pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+24.4 2016: D+20.4 2012: D+17.1 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -532.32%
• Current HPI: 198.8561
• Rent YoY: ▲ 3.43%
• Metro: San Jose-Sunnyvale-Santa Clara, 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

+215.8% since first listed

10 events — show timeline

• 2026-06-02 Listed $300,000 MLSListings
• 2026-06-02 Listed $300,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-21 Sold (MLS) $240,000 MLSListings
• 2022-04-30 Contingent — MLSListings
• 2022-04-19 Relisted — MLSListings
• 2022-04-13 Contingent — MLSListings
• 2022-04-11 Listed $240,000 MLSListings
• 2005-10-04 Listing Removed — MLSListings
• 2005-09-08 Sold (MLS) $90,000 MLSListings
• 2005-02-11 Listed $95,000 MLSListings