41 Almond · Hollister, CA 95023

$60,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 14 Days on market

Built 1975 Fair condition $1550/mo HOA · 62% of rent

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Great chance to purchase a single-wide mobile home located in Mission Oaks Mobile Home Park in Hollister. This home is in need of some TLC and offers value-add potential for the right buyer. Situated in an all-age park with a clubhouse, this property provides an affordable housing option. Cash sale only. Mobile home was built in 1975. Buyer to verify space rent, park approval, and park rules. Buyer must be approved By Mission Oaks Mobile home Park!

Key facts

• 2 parking spots
• Pool
• Built 1975

Property features AI

Finance

• Other: Private pool present; also a common facility pool; No spa
• HOA & community: Mandatory association with monthly fee; Association fee $1,550 monthly; Association offers additional amenities

Exterior

• Parking: Covered parking
• Utilities: Natural gas available; Electric service: other; Shared septic; Water meter on site; No irrigation
• Home design: Attached mobile home; Single-story; Built in 1976
• Construction: Other roof type
• Exterior features: Other lot features; No horse facilities

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms (includes upper-level bedrooms)
• Flooring: Other flooring
• Bathrooms: Other bathroom features
• Heating & cooling: Other heating; Other cooling
• Interior features: Laminate countertops in kitchen; Family room on main level; Living, dining and family room features present
• Laundry & utility: Laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $18 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Cap rate 6.7% vs local median 3.0% in Hollister — 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 (#288 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, employment A-; Watch: commute F, cost of living F.
• San Benito High (town): math 29% / reading 55% proficiency, ranked #593 of 1,400 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 280 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 281 units permitted in San Benito County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• San Benito County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 62% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.18% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-6,464
• Equity at exit: $8,946

10-year hold

• IRR: 3.2%
• Equity multiple: 1.26×
• Total profit: $4,426
• Equity at exit: $5,188

Cash invested: $16,800 (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 95023

• Rents YoY: 3.4%
• Active inventory: 280
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$1,550
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $18

Break-even live

Break-even rent $2,487

Max offer price $60,000

Occupancy floor 94%

Sensitivity live

Price	-10% $60	-5% $39	+0% $18	+5% $-2	+10% $-23
Rent	-10% $-180	-5% $-81	+0% $18	+5% $118	+10% $217
Rate	-1.0pp $49	-0.5pp $34	base $18	+0.5pp $3	+1.0pp $-13

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 San Benito St Unit 12 Hollister, CA	1.0	1.0	494	$1,995	$4.04	12d	1	1.15mi

HOA detail

• Monthly dues: $1,550 · $18,600/yr

Listing history 14 events

1. 2026-06-18
   status $60,000 Pending 14 DOM
2. 2026-06-18
   days on market $60,000 Active 14 DOM
3. 2026-06-17
   days on market $60,000 Active 13 DOM
4. 2026-06-16
   days on market $60,000 Active 12 DOM
5. 2026-06-15
   days on market $60,000 Active 11 DOM
6. 2026-06-13
   days on market $60,000 Active 9 DOM
7. 2026-06-13
   days on market $60,000 Active 8 DOM
8. 2026-06-09
   days on market $60,000 Active 5 DOM
9. 2026-06-08
   days on market $60,000 Active 4 DOM
10. 2026-06-07
    days on market $60,000 Active 3 DOM
11. 2026-06-05
    remarks 571-char remark
12. 2026-06-05
    listing id $60,000 Active 1 DOM
13. 2026-06-03
    remarks 472-char remark
14. 2026-06-03
    listed $60,000 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 5/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥93°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,124
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$18,600
• − Depreciation: −$1,745
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $127/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 · 2 photos

Fair 45/100 Moderate rehab

This single-wide mobile home requires significant repairs and maintenance to improve its condition and value. Potential buyers should budget for exterior repairs, roof replacement, and patio restoration.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Exposed structure
• Major patio — Damaged bricks

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and value
• Both repair roof — Critical for structural integrity and safety
• Both replace patio bricks — Improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Exposed structure	Major	$15,000–50,000
patio · Damaged bricks	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Critical for structural integrity and safety ↑
• Both replace patio bricks — Improves aesthetics and functionality ↑

ⓘ 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: San Benito High
• NCES district ID: 0634140
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $69,528
• Composite: 40.31/100
• National rank: #7779
• State rank: #593 of 1400 in CA

Livability — Hollister

• Score: 68/100
• State rank: #288
• US rank: #9766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollister, CA
• County: San Benito County · 59,889 people
• City population: 59,889
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 59,889
• Household income: $116,314
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 1352.0

Population outlook (San Benito County) Hauer SSP2

• Today (2025): 65,146 people
• By 2030: 67,991 · +4.4%
• By 2040: 72,868 · +11.9%
• By 2050: 76,832 · +17.9%
• By 2075: 84,693 · +30.0%
• By 2100: 85,463 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 35% White 27% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Russian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 41% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · San Benito

• 2024 margin: D (+12.6) · D 54.9% · R 42.3% · Other 2.8%
• 2008→2024 swing: -10.2pp toward R · 2008: 22.8pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+24.4 2016: D+20.4 2012: D+17.1 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -532.32%
• Current HPI: 198.8561
• Rent YoY: ▲ 3.43%
• Metro: San Jose-Sunnyvale-Santa Clara, 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

• 2026-06-02 Listed $60,000 FRESNOMLS