4141 Deep Creek Rd #3 · Fremont, CA 94555

$220,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 20 Days on market

Built 1972 Good condition Est $228k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Schools +7.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Besaro Mobile Home Community, a desirable 55+ community located in the heart of Fremont. This light-filled and inviting home offers one of the more versatile floor plans in the community, with multiple living spaces designed for comfort and flexibility. The updated kitchen features modern cabinetry, countertops, and appliances, creating a functional and welcoming space for everyday living. The spacious living room flows into an enclosed front room, providing additional flexible living space ideal for a home office, hobby room, reading retreat, or guest area. A separate family room with a sliding glass door opens to a newer deck, creating the perfect setting for relaxing, entertai

Key facts

• Large windows
• Enclosed front room
• Newer deck

Tags

• VERSATILE FLOOR PLANS
• UPDATED KITCHEN
• ENCLOSED FRONT ROOM
• SEPARATE FAMILY ROOM
• NEWER DECK
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Senior community; Community clubhouse; Community pool; Community spa; Located in BESARO MHP

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Aluminum siding
• Exterior features: Front yard; Back yard; Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Gas range / cooktop; Refrigerator; Disposal; Laminate counters; Updated kitchen
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower and solid-surface counters; Other bathroom with shower-over-tub and solid-surface counters
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Updated kitchen; Bonus/plus room; Main entry at street level; 2 bedrooms and 2 baths on street level; 5 total rooms
• Laundry & utility: Laundry room with sink; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

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 ($4k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 1.2% in Fremont — 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 85/100 on livability (#10 in CA, #561 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Fremont Unified (suburban): math 76% / reading 84% proficiency, ranked #23 of 517 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Ardenwood Elementary (778 students, 14% FRL); Thornton Junior High (1,302 students, 17% FRL); American High (math 82% / reading 90%, grade A, #25 of 1,170 statewide, top 2%, 2,501 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 76 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.20%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $228,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4141 Deepcreek #106	0.15mi	2/2.0	1,440 (+3%)	9mo	$130,000	$90	79
4141 Deep Creek Rd #98	0.04mi	2/2.0	1,344 (-3%)	16mo	$275,000	$205	79
4141 Deep Creed Rd #129	0.22mi	2/2.0	1,440 (+3%)	12mo	$235,000	$163	74
4141 Deep Creek Rd #146	0.09mi	2/2.0	1,248 (-10%)	22mo	$225,000	$180	60
4141 Deep Creek Rd #176	0.09mi	3/2.0 (+1)	1,536 (+10%)	18mo	$252,000	$164	58
324 Waikiki Cir	0.72mi	2/2.0	1,440 (+3%)	3mo	$165,000	$115	58
328 Waikiki Cir	0.75mi	2/2.0	1,344 (-3%)	3mo	$215,000	$160	57
293 Maui Cir	0.73mi	2/2.0	1,368 (-2%)	13mo	$250,000	$183	52
297 Maui Cir #297	0.70mi	2/2.0	1,368 (-2%)	16mo	$165,000	$121	51
63 Palm Dr	0.73mi	2/2.0	1,344 (-3%)	16mo	$225,000	$167	47
365 Tahitian Cir #365	0.74mi	2/2.0	1,440 (+3%)	21mo	$220,000	$153	42
289 Maui Cir	0.72mi	3/2.0 (+1)	1,541 (+11%)	12mo	$432,500	$281	34

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 · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $47,534
• Equity at exit: $32,803

10-year hold

• IRR: 27.5%
• Equity multiple: 3.45×
• Total profit: $150,790
• Equity at exit: $19,022

Cash invested: $61,600 (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 94555

• Rents YoY: 3.2%
• Active inventory: 76
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,562 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $1,293

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,445	-5% $1,369	+0% $1,293	+5% $1,217	+10% $1,141
Rent	-10% $1,012	-5% $1,153	+0% $1,293	+5% $1,434	+10% $1,575
Rate	-1.0pp $1,404	-0.5pp $1,349	base $1,293	+0.5pp $1,236	+1.0pp $1,178

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3842 Cardinal Ter Fremont, CA	3.0	2.5	1607	$4,100	$2.55	19d	1	0.48mi
33877 Raven Ter Fremont, CA	2.0	1.5	1315	$3,700	$2.81	16d	1	0.53mi
4806 Balthazar Ter Fremont, CA	3.0	3.0	1755	$4,250	$2.42	0d	1	0.73mi
5016 Paseo Padre Pkwy Fremont, CA	2.0	1.0–2.0	719	$3,150	$4.38	0d	9	0.76mi
4123 Asimuth Cir Union City, CA	3.0	1.5	1280	$3,350	$2.62	45d	1	0.83mi
4292 Comet Cir Union City, CA	3.0	1.5	1250	$2,950	$2.36	26d	1	0.86mi
34077 Paseo Padre Pkwy Fremont, CA	1.0–2.0	1.0	788	$2,887	$3.66	0d	12	0.89mi
4132 Jamaica Ter Fremont, CA	3.0	1.5	1166	$2,890	$2.48	0d	1	0.98mi
32468 Deborah Dr Union City, CA	3.0	2.0	1340	$3,949	$2.95	26d	1	0.99mi
4910 Lowry Rd Union City, CA	3.0	1.5	1129	$3,500	$3.10	45d	1	1.02mi
34426 Bentley Pl Fremont, CA	3.0	2.0	1290	$3,500	$2.71	22d	1	1.07mi
34141 Gannon Ter Fremont, CA	3.0	2.5	1324	$4,000	$3.02	0d	1	1.10mi
34573 Falls Ter Fremont, CA	2.0	1.0	1000	$3,000	$3.00	14d	1	1.12mi
34573 Falls Ter Fremont, CA	2.0	1.0	1000	$3,000	$3.00	0d	1	1.12mi
4739 Louise Ln Union City, CA	3.0	2.0	1320	$4,000	$3.03	45d	1	1.15mi
34132 Spezia Ter Fremont, CA	3.0	3.5	1481	$3,900	$2.63	20d	1	1.16mi
34130 Lugano Ter Fremont, CA	3.0	3.5	1701	$3,800	$2.23	45d	1	1.23mi
2262 Eric Ct #4 Union City, CA	3.0	1.5	1003	$3,400	$3.39	5d	1	1.26mi
5764 Via Lugano Fremont, CA	3.0	3.5	1617	$4,100	$2.54	3d	1	1.30mi
33411 Madelyn Ter Union City, CA	2.0	2.5	1441	$3,798	$2.64	19d	1	1.39mi
3307 San Marco Ct Union City, CA	3.0	2.0	1349	$3,900	$2.89	4d	1	1.45mi
4402 Queen Anne Dr Union City, CA	3.0	2.0	1357	$4,200	$3.10	3d	1	1.46mi
34397 Anzio Ter #21 Fremont, CA	2.0	2.5	1395	$3,500	$2.51	45d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $220,000 Active 20 DOM
2. 2026-06-18
   days on market $220,000 Active 17 DOM
3. 2026-06-17
   days on market $220,000 Active 16 DOM
4. 2026-06-16
   days on market $220,000 Active 15 DOM
5. 2026-06-15
   days on market $220,000 Active 14 DOM
6. 2026-06-13
   days on market $220,000 Active 12 DOM
7. 2026-06-13
   days on market $220,000 Active 11 DOM
8. 2026-06-09
   days on market $220,000 Active 8 DOM
9. 2026-06-08
   days on market $220,000 Active 7 DOM
10. 2026-06-07
    days on market $220,000 Active 6 DOM
11. 2026-06-04
    days on market $220,000 Active 3 DOM
12. 2026-06-03
    days on market $220,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $220,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 13 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: $42,740
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,419
• − Management: −$3,419
• − Depreciation: −$6,400
• Taxable income: $12,779
• Est. tax owed @ 24.0%: −$3,067
• After-tax cash flow: $12,454/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates would be painting, landscaping, window treatments, and kitchen appliances.

Value-add opportunities

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — A well-maintained yard can increase curb appeal and property value
• Both window treatments — Modern window treatments can improve energy efficiency and aesthetics
• Both kitchen appliances — Upgrading to more modern appliances can increase the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard can increase curb appeal and property value ↑
• Both window treatments — Modern window treatments can improve energy efficiency and aesthetics ↑
• Both kitchen appliances — Upgrading to more modern appliances can increase the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fremont Unified
• NCES district ID: 0614400
• Math proficiency: 76% ▲ 3.00%
• Reading proficiency: 84% ▲ 6.00%
• Median HH income: $105,489
• Composite: 72.94/100
• National rank: #191
• State rank: #23 of 517 in CA

Livability — Fremont

• Score: 85/100
• State rank: #10
• US rank: #561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, CA
• County: Alameda County · 1,614,355 people
• City population: 228,297
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 37,501
• Household income: $219,938
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 583.0

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: Predominantly Asian (73%)
• Race & ethnicity: Asian 73% White 13% Hispanic / Latino 7% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Armenian 1% Russian 1%
• Foreign-born: 53% · China, Canada, Vietnam
• Languages at home: 33% English-only · Chinese 19% Other Indo-European 18% Other Asian/Pacific 15%

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: ▼ -1033.77%
• Current HPI: 366.987
• Rent YoY: ▲ 3.21%
• 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

1 event — show timeline

• 2026-06-01 Listed $220,000 bridgeMLS, Bay East AOR, or Contra Costa AOR