29354 Middleborough · Hayward, CA 94544

$249,950

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 16 Days on market

Built 1978 Est $275k · 9% under

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Why this score? — see what drove the B- 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 +27.4/30.0
• ARV discount +11.6/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Star Senior Park-Buyer must 55 years of age or older. Very nice double wide, move-in ready, 2 storage sheds.

Key facts

• Open floor plan
• Gas stovetop
• Laminate countertops

Tags

• OPEN FLOOR PLAN
• GAS STOVETOP
• BUILT-IN OVEN
• BREAKFAST BAR
• LAMINATE COUNTERTOPS
• ABUNDANCE OF CABINETRY

Property features AI

Finance

• HOA & community: Senior community (New England Villa); Park allows cats and dogs with limits; Community activities available

Exterior

• Parking: Carport with space for 2 or more vehicles
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide (Manor model); Single-story living
• Construction: Aluminum siding
• Exterior features: Rectangular lot; Community in-ground fenced pool; Clubhouse; BBQ area; Recreation facilities; Spa

Interior

• Kitchen: Breakfast bar; Laminate counters; Dishwasher; Disposal; Gas range / cooktop; Built-in oven; Refrigerator
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms; Primary bath with stall shower, sunken tub, double vanity and window; Additional bath(s) with stall shower, updated finishes and window
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; No additional rooms listed
• Laundry & utility: Laundry room with washer and dryer; Gas dryer hookup; 220V outlet; Cabinets in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.1% in Hayward — 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 75/100 on livability (#124 in CA, #4,294 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: schools D, crime F, cost of living F.
• Hayward Unified (urban): math 25% / reading 37% proficiency, ranked #935 of 1,400 in CA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 173 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• This rent runs 35% of the median local income ($108k/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 $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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $36k; list at $250k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,200 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $275,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29255 Harpoon Way	0.23mi	2/2.0	1,440 (0%)	1mo	$265,000	$184	89
29050 S Westminster	0.22mi	2/2.0	1,440 (0%)	5mo	$259,000	$180	86
29424 Providence Way	0.08mi	3/2.0 (+1)	1,404 (-2%)	2mo	$399,800	$285	86
29413 Sandburg Way	0.10mi	2/2.0	1,380 (-4%)	5mo	$327,000	$237	85
29315 Harpoon Way	0.12mi	2/2.0	1,334 (-7%)	1mo	$255,000	$191	82
1438 Buckingham Way	0.50mi	2/2.0	1,440 (0%)	2mo	$270,000	$188	75
29131 Delgado Rd	0.64mi	2/2.0	1,440 (0%)	3mo	$258,000	$179	67
29138 Delgado Rd	0.66mi	2/2.0	1,440 (0%)	4mo	$284,000	$197	66
29330 Middleborough Way	0.03mi	3/3.0 (+1)	1,640 (+14%)	2mo	$319,000	$195	65
1352 Chelsea Way	0.45mi	2/2.0	1,296 (-10%)	5mo	$200,000	$154	58
29043 Windemere	0.36mi	3/2.0 (+1)	1,260 (-12%)	3mo	$319,000	$253	55
29133 De La Cruz Rd	0.71mi	2/2.0	1,344 (-7%)	2mo	$231,900	$173	54

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 · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,909
• Equity at exit: $37,268

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $38,309
• Equity at exit: $21,611

Cash invested: $69,986 (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 94544

• Rents YoY: 2.6%
• Active inventory: 173
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,110 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,749/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $577

Break-even live

Break-even rent $2,379

Max offer price $249,950

Occupancy floor 76%

Sensitivity live

Price	-10% $750	-5% $664	+0% $577	+5% $491	+10% $404
Rent	-10% $332	-5% $454	+0% $577	+5% $700	+10% $823
Rate	-1.0pp $703	-0.5pp $641	base $577	+0.5pp $512	+1.0pp $447

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29189 Lassen St Hayward, CA	3.0	2.0	1180	$3,500	$2.97	44d	1	0.48mi
111 Notion Way Hayward, CA	3.0	2.5	1718	$4,250	$2.47	44d	1	0.67mi
28187 Karn Dr Hayward, CA	3.0	2.5	1335	$3,300	$2.47	6d	1	0.70mi
34 Ballard Ct Hayward, CA	2.0	1.0	1000	$2,400	$2.40	44d	1	0.72mi
720 W Tennyson Rd Hayward, CA	3.0	1.0–2.0	630	$2,805	$4.45	0d	1	0.76mi
29289 Dixon St Hayward, CA	2.0	1.0–2.0	990	$2,285	$2.31	24d	2	0.77mi
29163 Dixon St Hayward, CA	2.0–3.0	1.0–1.5	1100	$2,995	$2.72	0d	5	0.80mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	2d	1	0.86mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	0d	1	0.86mi
317 Tennyson Rd Hayward, CA	3.0	1.0	1050	$3,395	$3.23	13d	1	0.90mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	4d	1	0.92mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	2d	1	0.92mi
28850 Dixon St Hayward, CA	1.0–2.0	1.0–2.0	906	$3,406	$3.76	0d	9	0.95mi
655 Tennyson Rd Hayward, CA	1.0–2.0	1.0–2.0	838	$3,149	$3.76	0d	6	1.03mi
27500 Tampa Ave Unit 85 Hayward, CA	2.0	1.5	950	$2,275	$2.39	15d	1	1.06mi
27703 Persimmon Dr Hayward, CA	3.0	3.0	1549	$3,695	$2.39	44d	1	1.11mi
27427 Stoneridge Ct Hayward, CA	2.0	1.5	1008	$2,500	$2.48	44d	1	1.16mi
28168 Mission Blvd Hayward, CA	1.0–3.0	1.0–2.0	1196	$3,947	$3.30	0d	12	1.18mi
27162 Tampa Ave #70 Hayward, CA	2.0	1.0	977	$2,550	$2.61	4d	1	1.20mi
695 Bristol Dr #178 Hayward, CA	2.0	2.0	894	$2,750	$3.08	2d	1	1.22mi
2500 Medallion Dr Union City, CA	1.0–3.0	1.0	781	$2,585	$3.31	2d	9	1.22mi
981 Cheryl Ann Cir #40 Hayward, CA	3.0	2.0	1245	$3,800	$3.05	44d	1	1.26mi
837 Hancock St Hayward, CA	1.0–3.0	1.0–2.0	955	$3,188	$3.34	0d	14	1.26mi
27070 Manon Ave Unit 6A Hayward, CA	2.0	1.0	900	$2,200	$2.44	44d	1	1.34mi
27033 Belvedere Ct Apt 8 Hayward, CA	2.0	2.0	900	$2,400	$2.67	25d	1	1.37mi

Listing history 11 events

1. 2026-06-21
   days on market $249,950 Active 16 DOM
2. 2026-06-18
   days on market $249,950 Active 13 DOM
3. 2026-06-17
   days on market $249,950 Active 12 DOM
4. 2026-06-16
   days on market $249,950 Active 11 DOM
5. 2026-06-15
   days on market $249,950 Active 10 DOM
6. 2026-06-13
   days on market $249,950 Active 8 DOM
7. 2026-06-13
   days on market $249,950 Active 7 DOM
8. 2026-06-09
   days on market $249,950 Active 4 DOM
9. 2026-06-08
   days on market $249,950 Active 3 DOM
10. 2026-06-07
    remarks 659-char remark
11. 2026-06-07
    listed $249,950 Active 2 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 5/10 Major FEMA zone AH · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,315
• − Mortgage interest: −$14,001
• − Property taxes: −$3,749
• − Insurance: −$3,074
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − Depreciation: −$7,271
• Taxable income: $3,249
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $6,147/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: Hayward Unified
• NCES district ID: 0616740
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $65,326
• Composite: 31.27/100
• National rank: #11241
• State rank: #935 of 1400 in CA

Livability — Hayward

• Score: 75/100
• State rank: #124
• US rank: #4294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayward, CA
• County: Alameda County · 1,614,355 people
• City population: 191,800
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 76,947
• Household income: $107,785
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2573.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 45% Asian 28% Two or more races 13% White 11% Black 7% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 46% · Canada, China, Vietnam
• Languages at home: 34% English-only · Spanish 37% Tagalog/Filipino 8% Other Indo-European 7%

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: ▼ -907.12%
• Current HPI: 315.6082
• Rent YoY: ▲ 2.58%
• 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

+524.9% since first listed

12 events — show timeline

• 2026-06-05 Listed $249,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-05-31 Sold (MLS) $35,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-18 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-01 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-01-24 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-01-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-12-10 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-11-13 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-10-16 Listed $40,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-08-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-05-11 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR