1240 Via Jose #96 · Livermore, CA 94551

$239,900

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 105 Days on market

Built 1995

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

More than upgraded! House with an extra isolated layer in the roof and anti-earthquake support in the basement for enhanced comfort and safety. Welcome to this spacious 2-bedroom, 2-bath home in the desirable all-age community of Sun Valley Mobile. This home features a freshly painted interior and exterior, newly installed energy-efficient dual-pane windows, and recessed lighting throughout. Recent upgrades include new plumbing, a water heater, flooring, HVAC system, shingle roofing, an extended carport awning, porch decking, gutters, and siding. The bright living room boasts a vaulted ceiling, enhancing the open feel. Both bedrooms offer ample closet space and their own bathrooms. Outdoor space offers extra outdoor space ideal for BBQs or entertaining, plus a storage shed. Conveniently located near Costco, Lucky, the downtown farmers market, and with easy access to HWY 84 and I-580. Premium Outlets are just 10 minutes away, and top-rated schools are nearby. A community shuttle at the gate provides direct access to the BART station. Don't let this opportunity slip away, make it yours today!

Key facts

• New plumbing
• Shingle roofing
• Water heater

Tags

• FRESHLY PAINTED INTERIOR
• RECESSED LIGHTING
• NEW PLUMBING
• WATER HEATER
• HVAC SYSTEM
• SHINGLE ROOFING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.6% in Livermore — 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 83/100 on livability (#21 in CA, #846 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Livermore Valley Joint Unified (suburban): math 46% / reading 61% proficiency, ranked #90 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 215 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-11,893
• Equity at exit: $35,770

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $6,728
• Equity at exit: $20,742

Cash invested: $67,172 (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 94551

• Rents YoY: 0.5%
• Active inventory: 215
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $530

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 76%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1697 Paseo Laguna Seco Livermore, CA	2.0	1.5	1062	$2,950	$2.78	24d	1	0.46mi
1351 N P St Unit 2 Livermore, CA	1.0	1.0	600	$1,800	$3.00	43d	1	0.53mi
1160 Portola Meadows Rd Livermore, CA	1.0–2.0	1.0–2.0	807	$2,800	$3.47	2d	6	0.74mi
1826 Park St Livermore, CA	2.0	1.0	850	$2,900	$3.41	43d	1	1.18mi
177 Northwood Cmns Livermore, CA	2.0	2.0	958	$2,950	$3.08	16d	1	1.20mi
32 Meritage Cmn Livermore, CA	2.0	2.0	1019	$2,995	$2.94	18d	1	1.25mi
394 N Livermore Ave Livermore, CA	2.0	2.0	1100	$2,850	$2.59	43d	1	1.34mi
2255 Chestnut St Unit 9 Livermore, CA	2.0	2.0	800	$2,400	$3.00	3d	1	1.40mi
2261 Chestnut St Unit 2267 Livermore, CA	2.0	1.0	800	$2,175	$2.72	20d	1	1.41mi
2255 Chestnut St Unit 12 Livermore, CA	2.0	2.0	850	$2,400	$2.82	43d	1	1.42mi
1809 Railroad Ave Livermore, CA	1.0–2.0	1.0–2.0	809	$3,481	$4.30	1d	11	1.44mi

Listing history 40 events

1. 2026-06-18
   days on market $239,900 Active 105 DOM
2. 2026-06-17
   days on market $239,900 Active 104 DOM
3. 2026-06-16
   days on market $239,900 Active 103 DOM
4. 2026-06-15
   days on market $239,900 Active 102 DOM
5. 2026-06-13
   days on market $239,900 Active 100 DOM
6. 2026-06-13
   days on market $239,900 Active 99 DOM
7. 2026-06-09
   days on market $239,900 Active 96 DOM
8. 2026-06-08
   days on market $239,900 Active 95 DOM
9. 2026-06-07
   days on market $239,900 Active 94 DOM
10. 2026-06-04
    days on market $239,900 Active 91 DOM
11. 2026-06-03
    days on market $239,900 Active 90 DOM
12. 2026-06-02
    days on market $239,900 Active 89 DOM
13. 2026-06-01
    days on market $239,900 Active 88 DOM
14. 2026-05-31
    days on market $239,900 Active 87 DOM
15. 2026-04-25
    price $239,900 1107-char remark

    Show marketing remark (1107 chars)

    More than upgraded! House with an extra isolated layer in the roof and anti-earthquake support in the basement for enhanced comfort and safety. Welcome to this spacious 2-bedroom, 2-bath home in the desirable all-age community of Sun Valley Mobile. This home features a freshly painted interior and exterior, newly installed energy-efficient dual-pane windows, and recessed lighting throughout. Recent upgrades include new plumbing, a water heater, flooring, HVAC system, shingle roofing, an extended carport awning, porch decking, gutters, and siding. The bright living room boasts a vaulted ceiling, enhancing the open feel. Both bedrooms offer ample closet space and their own bathrooms. Outdoor space offers extra outdoor space ideal for BBQs or entertaining, plus a storage shed. Conveniently located near Costco, Lucky, the downtown farmers market, and with easy access to HWY 84 and I-580. Premium Outlets are just 10 minutes away, and top-rated schools are nearby. A community shuttle at the gate provides direct access to the BART station. Don't let this opportunity slip away, make it yours today!

16. 2026-04-24
    price $239,900 1107-char remark

    Show marketing remark (1107 chars)

    More than upgraded! House with an extra isolated layer in the roof and anti-earthquake support in the basement for enhanced comfort and safety. Welcome to this spacious 2-bedroom, 2-bath home in the desirable all-age community of Sun Valley Mobile. This home features a freshly painted interior and exterior, newly installed energy-efficient dual-pane windows, and recessed lighting throughout. Recent upgrades include new plumbing, a water heater, flooring, HVAC system, shingle roofing, an extended carport awning, porch decking, gutters, and siding. The bright living room boasts a vaulted ceiling, enhancing the open feel. Both bedrooms offer ample closet space and their own bathrooms. Outdoor space offers extra outdoor space ideal for BBQs or entertaining, plus a storage shed. Conveniently located near Costco, Lucky, the downtown farmers market, and with easy access to HWY 84 and I-580. Premium Outlets are just 10 minutes away, and top-rated schools are nearby. A community shuttle at the gate provides direct access to the BART station. Don't let this opportunity slip away, make it yours today!

17. 2026-03-05
    listed $255,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    More than upgraded! House with an extra isolated layer in the roof and anti-earthquake support in the basement for enhanced comfort and safety. Welcome to this spacious 2-bedroom, 2-bath home in the desirable all-age community of Sun Valley Mobile. This home features a freshly painted interior and exterior, newly installed energy-efficient dual-pane windows, and recessed lighting throughout. Recent upgrades include new plumbing, a water heater, flooring, HVAC system, shingle roofing, an extended carport awning, porch decking, gutters, and siding. The bright living room boasts a vaulted ceiling, enhancing the open feel. Both bedrooms offer ample closet space and their own bathrooms. Outdoor space offers extra outdoor space ideal for BBQs or entertaining, plus a storage shed. Conveniently located near Costco, Lucky, the downtown farmers market, and with easy access to HWY 84 and I-580. Premium Outlets are just 10 minutes away, and top-rated schools are nearby. A community shuttle at the gate provides direct access to the BART station. Don't let this opportunity slip away, make it yours today!

18. 2026-03-05
    listed $255,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    More than upgraded! House with an extra isolated layer in the roof and anti-earthquake support in the basement for enhanced comfort and safety. Welcome to this spacious 2-bedroom, 2-bath home in the desirable all-age community of Sun Valley Mobile. This home features a freshly painted interior and exterior, newly installed energy-efficient dual-pane windows, and recessed lighting throughout. Recent upgrades include new plumbing, a water heater, flooring, HVAC system, shingle roofing, an extended carport awning, porch decking, gutters, and siding. The bright living room boasts a vaulted ceiling, enhancing the open feel. Both bedrooms offer ample closet space and their own bathrooms. Outdoor space offers extra outdoor space ideal for BBQs or entertaining, plus a storage shed. Conveniently located near Costco, Lucky, the downtown farmers market, and with easy access to HWY 84 and I-580. Premium Outlets are just 10 minutes away, and top-rated schools are nearby. A community shuttle at the gate provides direct access to the BART station. Don't let this opportunity slip away, make it yours today!

19. 2024-01-03
    soldstatus $219,000 804-char remark

    Show marketing remark (804 chars)

    Welcome to this affordable 2 bedroom, 2 bath home located in the desirable all-age community of Sun Valley Mobile. This home has been upgraded with new plumbing throughout, new water heater, new flooring, new HVAC system, new shingle roofing, extended carport awning, new porch decking, new gutters, and new siding. The living room is bright and spacious, featuring vaulted ceiling with large double pane windows that let in plenty of natural light. Both bedrooms are a comfortable size, good closet space, and has their own bathroom. The carport fits 3 car parking, has extra outdoor space for BBQ or outdoor entertaining, and 1 shed for extra storage. This home has everything the family is looking for! Don't miss out on this amazing chance to own your own home in an all-age family park in Livermore.

20. 2024-01-03
    soldstatus $219,000 Sold

    Show marketing remark (804 chars)

    Welcome to this affordable 2 bedroom, 2 bath home located in the desirable all-age community of Sun Valley Mobile. This home has been upgraded with new plumbing throughout, new water heater, new flooring, new HVAC system, new shingle roofing, extended carport awning, new porch decking, new gutters, and new siding. The living room is bright and spacious, featuring vaulted ceiling with large double pane windows that let in plenty of natural light. Both bedrooms are a comfortable size, good closet space, and has their own bathroom. The carport fits 3 car parking, has extra outdoor space for BBQ or outdoor entertaining, and 1 shed for extra storage. This home has everything the family is looking for! Don't miss out on this amazing chance to own your own home in an all-age family park in Livermore.

21. 2023-12-11
    status Pending (Do Not Show)
22. 2023-11-22
    historical Contingent
23. 2023-09-18
    status Active
24. 2023-09-09
    historical Contingent
25. 2023-08-06
    listed $218,888 Active

    Show marketing remark (804 chars)

    Welcome to this affordable 2 bedroom, 2 bath home located in the desirable all-age community of Sun Valley Mobile. This home has been upgraded with new plumbing throughout, new water heater, new flooring, new HVAC system, new shingle roofing, extended carport awning, new porch decking, new gutters, and new siding. The living room is bright and spacious, featuring vaulted ceiling with large double pane windows that let in plenty of natural light. Both bedrooms are a comfortable size, good closet space, and has their own bathroom. The carport fits 3 car parking, has extra outdoor space for BBQ or outdoor entertaining, and 1 shed for extra storage. This home has everything the family is looking for! Don't miss out on this amazing chance to own your own home in an all-age family park in Livermore.

26. 2023-08-06
    listed $218,888 804-char remark

    Show marketing remark (804 chars)

    Welcome to this affordable 2 bedroom, 2 bath home located in the desirable all-age community of Sun Valley Mobile. This home has been upgraded with new plumbing throughout, new water heater, new flooring, new HVAC system, new shingle roofing, extended carport awning, new porch decking, new gutters, and new siding. The living room is bright and spacious, featuring vaulted ceiling with large double pane windows that let in plenty of natural light. Both bedrooms are a comfortable size, good closet space, and has their own bathroom. The carport fits 3 car parking, has extra outdoor space for BBQ or outdoor entertaining, and 1 shed for extra storage. This home has everything the family is looking for! Don't miss out on this amazing chance to own your own home in an all-age family park in Livermore.

27. 2022-06-27
    soldstatus $145,000 Sold
28. 2022-06-27
    soldstatus $145,000
29. 2022-05-04
    status Pending - Show for Backups
30. 2022-05-01
    status Back On Market
31. 2022-04-26
    status Pending
32. 2022-04-20
    status Back On Market
33. 2022-04-13
    status Pending - Show for Backups
34. 2022-04-06
    status Back On Market
35. 2022-03-30
    status Pending - Show for Backups
36. 2022-03-30
    status Pending
37. 2022-03-25
    listed $159,900 New
38. 2022-03-25
    listed $159,900
39. 2003-08-15
    historical
40. 2003-02-21
    historical

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,229
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,658
• − Management: −$2,658
• − Depreciation: −$6,979
• Taxable income: $2,697
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $5,709/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: Livermore Valley Joint Unified
• NCES district ID: 0622110
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $102,399
• Composite: 50.64/100
• National rank: #1835
• State rank: #90 of 517 in CA

Livability — Livermore

• Score: 83/100
• State rank: #21
• US rank: #846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore, CA
• County: Alameda County · 1,614,355 people
• City population: 87,758
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 37,885
• Household income: $145,392
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1059.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 29% Asian 16% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Russian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 68% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 4%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -922.10%
• Current HPI: 307.9736
• Rent YoY: ▲ 0.50%
• 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

+50.0% since first listed

26 events — show timeline

• 2026-04-25 Price Changed $239,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Price Changed $239,900 MLSListings
• 2026-03-05 Listed $255,000 MLSListings
• 2026-03-05 Listed $255,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-03 Sold (MLS) $219,000 MLSListings
• 2024-01-03 Sold (MLS) $219,000 San Francisco MLS
• 2023-12-11 Pending — MLSListings
• 2023-11-22 Contingent — MLSListings
• 2023-09-18 Relisted — MLSListings
• 2023-09-09 Contingent — MLSListings
• 2023-08-06 Listed $218,888 MLSListings
• 2023-08-06 Listed $218,888 San Francisco MLS
• 2022-06-27 Sold (MLS) $145,000 San Francisco MLS
• 2022-06-27 Sold (MLS) $145,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-05-04 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-05-01 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-26 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-20 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-13 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-25 Listed $159,900 San Francisco MLS
• 2022-03-25 Listed $159,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-08-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-02-21 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.5%/yr

Latest (2025): $420 · +28.2% YoY. Source: county tax records.