29255 Harpoon Way · Hayward, CA 94544

$280,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 210 Days on market

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Corner lot home located in the gorgeous community of New England Village. Many upgrades made recently including new cabinets and new appliances in the laundry room. 2 new storage sheds- one for her and one for him. This spacious 2 bed/2 bath home includes a master bedroom with large closet and master bathroom with huge tub and separate step-in shower. Second room is well sized with an adjacent private bathroom. Large living room and open space kitchen and dining with lots of light that opens up to a large private deck to relax in the comfort of your own home. New England Village facilities include a beautiful clubhouse with a number of popular amenities including a large main hall, private library, kitchen, crafts room, card room, billiard room, coffee room, laundry facilities, swimming pool, spa, and horseshow pits that are popular during the summer month.

Key facts

• Open floor plan
• Water filter system
• Granite countertops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• GAS RANGE
• WATER FILTER SYSTEM
• DUAL PANE WINDOWS
• UPDATED PRIMARY BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 169 active listings in the ZIP; 24 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 $8k 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 210 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $314.72M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $845,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29235 Lone Tree Pl	0.06mi	3/2.5 (+1)	1,386 (-4%)	7mo	$965,000	$696	78
29856 Ventnor Ct	0.32mi	3/2.5 (+1)	1,415 (-2%)	2mo	$1,000,000	$707	74
552 Celia St	0.38mi	3/2.0 (+1)	1,378 (-4%)	7mo	$955,000	$693	64
29865 Baltic Ct	0.36mi	3/2.5 (+1)	1,415 (-2%)	12mo	$885,000	$625	64
28256 Karn Dr	0.60mi	3/2.5 (+1)	1,335 (-7%)	2mo	$911,000	$682	52
1127 Hat Creek Way	0.52mi	3/2.5 (+1)	1,558 (+8%)	7mo	$775,000	$497	49
28044 Thackeray Ave	0.66mi	3/2.0 (+1)	1,359 (-6%)	8mo	$740,000	$545	48
28476 Pacific St	0.64mi	3/1.0 (+1)	1,475 (+2%)	12mo	$650,000	$441	46
28250 Pacific St	0.70mi	3/2.0 (+1)	1,500 (+4%)	11mo	$880,000	$587	46
272 Loverin Ct	0.43mi	3/2.5 (+1)	1,586 (+10%)	13mo	$915,000	$577	46
338 Copperfield Ave	0.72mi	3/2.0 (+1)	1,318 (-8%)	11mo	$700,000	$531	38
1094 Marlowe Ln	0.73mi	3/2.0 (+1)	1,254 (-13%)	11mo	$670,000	$534	30

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-13,350
• Equity at exit: $41,749

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $26,099
• Equity at exit: $24,209

Cash invested: $78,400 (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: 169
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $523

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 78%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29189 Lassen St Hayward, CA	3.0	2.0	1180	$3,500	$2.97	43d	1	0.28mi
34 Ballard Ct Hayward, CA	2.0	1.0	1000	$2,400	$2.40	43d	1	0.52mi
111 Notion Way Hayward, CA	3.0	2.5	1718	$4,250	$2.47	43d	1	0.54mi
29289 Dixon St Hayward, CA	2.0	1.0–2.0	990	$2,285	$2.31	24d	2	0.57mi
29163 Dixon St Hayward, CA	2.0–3.0	1.0–1.5	1100	$2,995	$2.72	1d	5	0.60mi
720 W Tennyson Rd Hayward, CA	3.0	1.0–2.0	630	$2,805	$4.45	1d	1	0.63mi
28187 Karn Dr Hayward, CA	3.0	2.5	1335	$3,300	$2.47	5d	1	0.63mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	2d	1	0.68mi
317 Tennyson Rd Hayward, CA	3.0	1.0	1050	$3,395	$3.23	12d	1	0.69mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	2d	1	0.73mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	3d	1	0.73mi
28850 Dixon St Hayward, CA	1.0–2.0	1.0–2.0	906	$3,406	$3.76	1d	10	0.74mi
655 Tennyson Rd Hayward, CA	1.0–2.0	1.0–2.0	838	$3,169	$3.78	2d	7	0.82mi
27703 Persimmon Dr Hayward, CA	3.0	3.0	1549	$3,695	$2.39	43d	1	0.92mi
28168 Mission Blvd Hayward, CA	1.0–3.0	1.0–2.0	1196	$3,947	$3.30	1d	9	0.97mi
27500 Tampa Ave Unit 85 Hayward, CA	2.0	1.5	950	$2,275	$2.39	15d	1	0.97mi
27427 Stoneridge Ct Hayward, CA	2.0	1.5	1008	$2,500	$2.48	43d	1	0.99mi
837 Hancock St Hayward, CA	1.0–3.0	1.0–2.0	955	$3,188	$3.34	1d	14	1.05mi
695 Bristol Dr #178 Hayward, CA	2.0	2.0	894	$2,750	$3.08	2d	1	1.06mi
27162 Tampa Ave #70 Hayward, CA	2.0	1.0	977	$2,550	$2.61	3d	1	1.09mi
981 Cheryl Ann Cir #40 Hayward, CA	3.0	2.0	1245	$3,800	$3.05	43d	1	1.15mi
27070 Manon Ave Unit 6A Hayward, CA	2.0	1.0	900	$2,200	$2.44	43d	1	1.19mi
27033 Belvedere Ct Apt 8 Hayward, CA	2.0	2.0	900	$2,400	$2.67	24d	1	1.21mi
2500 Medallion Dr Union City, CA	1.0–3.0	1.0	781	$2,585	$3.31	1d	9	1.40mi

Listing history 23 events

1. 2026-04-15
   status Pending
2. 2026-04-13
   status Active
3. 2026-04-06
   status Pending
4. 2026-03-15
   status Active
5. 2026-02-19
   status Pending
6. 2025-12-13
   price $280,000
7. 2025-11-25
   price $295,000
8. 2025-09-24
   price $300,000
9. 2025-08-15
   price $315,000
10. 2025-08-15
    listed $315,000,000 Active
11. 2024-04-30
    soldstatus $294,500 Closed 869-char remark

    Show marketing remark (869 chars)

    Corner lot home located in the gorgeous community of New England Village. Many upgrades made recently including new cabinets and new appliances in the laundry room. 2 new storage sheds- one for her and one for him. This spacious 2 bed/2 bath home includes a master bedroom with large closet and master bathroom with huge tub and separate step-in shower. Second room is well sized with an adjacent private bathroom. Large living room and open space kitchen and dining with lots of light that opens up to a large private deck to relax in the comfort of your own home. New England Village facilities include a beautiful clubhouse with a number of popular amenities including a large main hall, private library, kitchen, crafts room, card room, billiard room, coffee room, laundry facilities, swimming pool, spa, and horseshow pits that are popular during the summer month.

12. 2024-03-25
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Corner lot home located in the gorgeous community of New England Village. Many upgrades made recently including new cabinets and new appliances in the laundry room. 2 new storage sheds- one for her and one for him. This spacious 2 bed/2 bath home includes a master bedroom with large closet and master bathroom with huge tub and separate step-in shower. Second room is well sized with an adjacent private bathroom. Large living room and open space kitchen and dining with lots of light that opens up to a large private deck to relax in the comfort of your own home. New England Village facilities include a beautiful clubhouse with a number of popular amenities including a large main hall, private library, kitchen, crafts room, card room, billiard room, coffee room, laundry facilities, swimming pool, spa, and horseshow pits that are popular during the summer month.

13. 2024-01-13
    listed $299,000 Active 869-char remark

    Show marketing remark (869 chars)

    Corner lot home located in the gorgeous community of New England Village. Many upgrades made recently including new cabinets and new appliances in the laundry room. 2 new storage sheds- one for her and one for him. This spacious 2 bed/2 bath home includes a master bedroom with large closet and master bathroom with huge tub and separate step-in shower. Second room is well sized with an adjacent private bathroom. Large living room and open space kitchen and dining with lots of light that opens up to a large private deck to relax in the comfort of your own home. New England Village facilities include a beautiful clubhouse with a number of popular amenities including a large main hall, private library, kitchen, crafts room, card room, billiard room, coffee room, laundry facilities, swimming pool, spa, and horseshow pits that are popular during the summer month.

14. 2010-06-28
    soldstatus $33,000 Sold 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

15. 2010-05-17
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

16. 2010-03-31
    price $33,000 Price Change 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

17. 2010-01-20
    price $38,000 Price Change 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

18. 2009-08-01
    price $48,000 Price Change 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

19. 2009-03-17
    price $58,000 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

20. 2008-11-26
    price $68,000 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

21. 2008-11-05
    price $78,000 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

22. 2008-11-05
    status 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

23. 2007-05-01
    listed $99,950 211-char remark

    Show marketing remark (211 chars)

    Corner Lot. 2 bedrooms, 2 baths. Eat-in kitchen. Spacious dining area with built-in china cabinet. Utility room with desk and extra storage. Central air conditioning. Approx 1440 sq ft. 5-star senior park.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $37,331
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$8,145
• Taxable income: $1,928
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $5,808/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

+180.1% since first listed

23 events — show timeline

• 2026-04-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-13 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-06 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-15 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-13 Price Changed $280,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-25 Price Changed $295,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-24 Price Changed $300,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-15 Price Changed $315,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-15 Listed $315,000,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-04-30 Sold (MLS) $294,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-03-25 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-13 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-06-28 Sold (MLS) $33,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-05-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-03-31 Price Changed $33,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-01-20 Price Changed $38,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-08-01 Price Changed $48,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-03-17 Price Changed $58,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-11-26 Price Changed $68,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-11-05 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-11-05 Price Changed $78,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-05-01 Listed $99,950 bridgeMLS, Bay East AOR, or Contra Costa AOR