2399 E 14th St #181 · San Leandro, CA 94577

$48,900

1 bd · 1.0 ba · 528 sqft · Manufactured public records · 9 Days on market

Built 2008 Est $51k · at est.

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +9.1/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL OFFERS CONSIDERED - Motivated sellers! Charming 1-bedroom, 1-bath home in an all-age community offers affordable Bay Area living. Features a spacious kitchen with dining area. Enjoy a side yard perfect for relaxing or gardening. Rare location with only neighbors on one side, right side is E 14th St. Conveniently located near Downtown San Leandro, I-580, I-880, BART, shopping, and schools.

Key facts

• Near i-580
• Near i-880
• Rare location

Tags

• SPACIOUS KITCHEN
• SIDE YARD
• RARE LOCATION
• NEAR DOWNTOWN SAN LEANDRO
• NEAR I-580
• NEAR I-880

Property features AI

Finance

• Other: No age restrictions; dogs permitted
• HOA & community: Organized activities

Exterior

• Parking: One assigned parking space (space #181) with monthly rent; Park home site on leased land
• Utilities: Sewer: other; Water: other; Other utilities (see remarks)
• Home design: Single-story
• Exterior features: Other roof (see remarks); Parking available

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Cap rate 38.7% vs local median 2.0% in San Leandro — 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 (#289 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities C-, schools D, crime F.
• San Leandro Unified (urban): math 28% / reading 42% proficiency, ranked #831 of 1,400 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 106 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $338 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $48,900

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. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.23% ✓
• Cap rate: 38.73%
• Cash-on-cash: 115.84%
• DSCR: 6.15
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $50,688
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2399 E 14th St #52	0.09mi	1/1.0	528 (0%)	12mo	$60,000	$114	86
2399 E 14th St #66	0.09mi	1/1.0	480 (-9%)	3mo	$46,000	$96	78
2399 E 14th St #67	0.09mi	1/1.0	528 (0%)	23mo	$25,000	$47	77
2399 E 14th St #81	0.09mi	1/1.0	504 (-4%)	15mo	$29,000	$58	75
2399 E 14th St #12	0.01mi	1/1.0	576 (+9%)	12mo	$88,200	$153	74
2399 E 14th St #56	0.09mi	1/1.0	480 (-9%)	23mo	$33,000	$69	61
2399 E 14th St #71	0.15mi	1/1.0	480 (-9%)	21mo	$55,000	$115	60

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.38×
• Total profit: $73,685
• Equity at exit: $7,291

10-year hold

• IRR: —
• Equity multiple: 12.85×
• Total profit: $162,265
• Equity at exit: $4,228

Cash invested: $13,692 (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 94577

• Rents YoY: 1.7%
• Active inventory: 106
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$256
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,322

Break-even live

Break-even rent $395

Max offer price $48,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,349	-5% $1,336	+0% $1,322	+5% $1,308	+10% $1,294
Rent	-10% $1,158	-5% $1,240	+0% $1,322	+5% $1,403	+10% $1,485
Rate	-1.0pp $1,346	-0.5pp $1,334	base $1,322	+0.5pp $1,309	+1.0pp $1,296

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Estabrook St San Leandro, CA	1.0–2.0	1.0–2.0	800	$2,275	$2.84	6d	7	0.13mi
2795 San Leandro Blvd San Leandro, CA	2.0	1.0	663	$2,298	$3.46	44d	1	0.18mi
13495 Bancroft Ave San Leandro, CA	1.0–2.0	1.0	745	$2,150	$2.89	11d	2	0.19mi
2251 Buena Vista Ave Apt 19 San Leandro, CA	2.0	1.0	750	$2,350	$3.13	15d	1	0.22mi
70 Harlan St San Leandro, CA	2.0	1.0	690	$2,170	$3.14	3d	6	0.31mi
355 Estabrook St Apt 303 San Leandro, CA	1.0	1.0	750	$2,045	$2.73	20d	1	0.39mi
355 Estabrook St Unit 206 San Leandro, CA	1.0	1.0	750	$1,975	$2.63	25d	1	0.39mi
1812 Washington Ave San Leandro, CA	1.0	1.0	632	$1,925	$3.05	21d	1	0.43mi
14365 Bancroft Ave San Leandro, CA	1.0	1.0	500	$1,900	$3.80	44d	1	0.65mi
14377 Bancroft Ave Apt 09 San Leandro, CA	1.0	1.0	620	$1,895	$3.06	13d	1	0.67mi
14377 Bancroft Ave Apt 28 San Leandro, CA	1.0	1.0	620	$2,145	$3.46	13d	1	0.67mi
14400 E 14th St San Leandro, CA	1.0	1.0	650	$2,145	$3.30	17d	1	0.67mi
14433 Bancroft Ave San Leandro, CA	1.0	1.0	640	$1,749	$2.73	44d	2	0.69mi
14433 Bancroft Ave San Leandro, CA	1.0	1.0	640	$1,841	$2.88	3d	1	0.69mi
529 Callan Ave Unit 1 San Leandro, CA	1.0	1.0	700	$1,945	$2.78	22d	1	0.75mi
527 Callan Ave Unit 1 San Leandro, CA	1.0	1.0	700	$1,945	$2.78	22d	1	0.75mi
14550 E 14th St San Leandro, CA	1.0	1.0	650	$1,894	$2.91	3d	5	0.76mi
540 Callan Ave Unit 205 San Leandro, CA	1.0	1.0	650	$1,925	$2.96	6d	1	0.79mi
321 W Estudillo Ave Unit 4 San Leandro, CA	1.0	1.0	540	$1,875	$3.47	45d	1	0.80mi
100 Callan Ave San Leandro, CA	2.0	1.0–2.0	687	$3,144	$4.58	0d	7	0.84mi
206 Chumalia St San Leandro, CA	1.0	1.0	650	$1,925	$2.96	3d	1	0.88mi
1540 Orchard Ave San Leandro, CA	1.0	1.0	550	$1,650	$3.00	44d	1	0.97mi
235 Haas Ave San Leandro, CA	1.0–2.0	1.0–2.0	684	$2,170	$3.17	0d	5	0.99mi
1574 Pacific Ave Unit 1580 3 San Leandro, CA	1.0	1.0	650	$1,795	$2.76	44d	1	1.02mi
1399 Pacific Ave San Leandro, CA	1.0	1.0	492	$1,895	$3.85	44d	6	1.13mi
1275 Pacific Ave San Leandro, CA	1.0	1.0	680	$1,775	$2.61	25d	1	1.16mi
14744 Washington Ave San Leandro, CA	1.0–2.0	1.0–2.0	860	$1,922	$2.23	0d	18	1.18mi
902 Davis St San Leandro, CA	1.0–2.0	1.0–2.0	756	$2,235	$2.96	0d	14	1.23mi
554 Bancroft Ave San Leandro, CA	2.0	1.0	694	$2,200	$3.17	44d	1	1.25mi
14700 Washington Ave San Leandro, CA	1.0–2.0	1.0	724	$2,134	$2.95	0d	9	1.32mi
475 Fortuna Ave San Leandro, CA	—	1.0	420	$1,825	$4.35	44d	1	1.36mi
165 Preda St San Leandro, CA	1.0	1.0	600	$1,715	$2.86	44d	1	1.40mi
170 Stoakes Ave Unit 01 San Leandro, CA	1.0	1.0	650	$2,045	$3.15	44d	1	1.41mi
170 Stoakes Ave Unit 04 San Leandro, CA	1.0	1.0	650	$1,970	$3.03	25d	1	1.41mi
457 Ruth Ct San Leandro, CA	1.0	1.0	680	$2,200	$3.24	13d	1	1.42mi

Listing history 7 events

1. 2026-06-18
   days on market $48,900 Active 9 DOM
2. 2026-06-17
   days on market $48,900 Active 8 DOM
3. 2026-06-16
   days on market $48,900 Active 7 DOM
4. 2026-06-15
   days on market $48,900 Active 6 DOM
5. 2026-06-13
   days on market $48,900 Active 4 DOM
6. 2026-06-10
   remarks 397-char remark
7. 2026-06-10
   listed $48,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $422 · $35/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 15 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: $24,816
• − Mortgage interest: −$2,739
• − Property taxes: −$422
• − Insurance: −$244
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$1,423
• Taxable income: $16,017
• Est. tax owed @ 24.0%: −$3,844
• After-tax cash flow: $12,017/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 Leandro Unified
• NCES district ID: 0634680
• Math proficiency: 28% ▲ 3.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $63,377
• Composite: 34.23/100
• National rank: #10252
• State rank: #831 of 1400 in CA

Livability — San Leandro

• Score: 68/100
• State rank: #289
• US rank: #9768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Leandro, CA
• County: Alameda County · 1,614,355 people
• City population: 88,086
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 46,317
• Household income: $108,772
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2005.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 31% Asian 28% White 23% Two or more races 14% Black 12% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Russian 2% Italian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 51% English-only · Spanish 23% Chinese 10% Tagalog/Filipino 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: ▼ -867.55%
• Current HPI: 265.2446
• Rent YoY: ▲ 1.74%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $48,900 MLSListings
• 2026-06-09 Listed $48,900 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.0%/yr

Latest (2025): $422 · +0.9% YoY. Source: county tax records.