1382 Via Deste #61 · Livermore, CA 94551

$79,900

2 bd · 1.0 ba · 552 sqft · Manufactured · 55 Days on market

Built 1972 Fair condition

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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 +7.5/15.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for move in located in Livermore. This mobile home has: 2 bedrooms; 1 full bath; New carpet; kitchen with eat in area; 2 car carport; side and rear yard space; affordable living in all age community that has pool and clubhouse.

Key facts

• Clubhouse
• Pool
• Community pool

Tags

• KITCHEN WITH EAT IN AREA
• SIDE AND REAR YARD SPACE
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.7% vs local median 1.6% in Livermore — 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 83/100 on livability (#21 in CA, #846 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Livermore Valley Joint Unified (suburban): math 46% / reading 61% proficiency, ranked #90 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 220 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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 + 0.5% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.13% ✓
• Cap rate: 27.67%
• Cash-on-cash: 76.33%
• DSCR: 4.40
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: 73.4%
• Equity multiple: 4.20×
• Total profit: $71,593
• Equity at exit: $11,913

10-year hold

• IRR: 76.6%
• Equity multiple: 7.94×
• Total profit: $155,258
• Equity at exit: $6,908

Cash invested: $22,372 (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 94551

• Rents YoY: 0.5%
• Active inventory: 220
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,423

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,478	-5% $1,451	+0% $1,423	+5% $1,396	+10% $1,368
Rent	-10% $1,226	-5% $1,324	+0% $1,423	+5% $1,522	+10% $1,621
Rate	-1.0pp $1,463	-0.5pp $1,443	base $1,423	+0.5pp $1,402	+1.0pp $1,381

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1351 N P St Unit 2 Livermore, CA	1.0	1.0	600	$1,800	$3.00	44d	1	0.57mi
1160 Portola Meadows Rd Livermore, CA	1.0–2.0	1.0–2.0	807	$2,800	$3.47	3d	6	0.77mi
358 Albatross Ave Unit 1 Livermore, CA	1.0	1.0	450	$2,200	$4.89	44d	1	1.08mi
981 Marylin Ave Unit ADU Livermore, CA	1.0	1.0	500	$2,100	$4.20	44d	1	1.12mi
434 Junction Ave Livermore, CA	1.0	1.0	420	$1,975	$4.70	3d	1	1.40mi
1809 Railroad Ave Livermore, CA	1.0–2.0	1.0–2.0	809	$3,467	$4.29	0d	10	1.49mi

Listing history 1 events

1. 2026-04-03
   listed $79,900 Active 235-char remark

   Show marketing remark (235 chars)

   Ready for move in located in Livermore. This mobile home has: 2 bedrooms; 1 full bath; New carpet; kitchen with eat in area; 2 car carport; side and rear yard space; affordable living in all age community that has pool and clubhouse.

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,004
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,324
• Taxable income: $16,806
• Est. tax owed @ 24.0%: −$4,033
• After-tax cash flow: $13,044/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its resale or rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathtub and fixtures — Signs of wear
• Moderate Siding — Weathered and paint chipping
• Moderate Carpet — Worn and needs cleaning
• Moderate Paint — Faded and uneven
• Moderate Windows — Signs of wear
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace worn bathtub and fixtures — Fresh fixtures improve functionality and aesthetics
• Resale Replace worn siding and paint — Fresh siding and paint improve curb appeal
• Resale Replace worn carpet — Fresh carpet improves comfort and aesthetics
• Resale Trim landscaping — Fresh landscaping enhances curb appeal
• Resale Replace worn windows — Fresh windows improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Signs of wear	Moderate	$3,000–15,000
Siding · Weathered and paint chipping	Moderate	$3,000–15,000
Carpet · Worn and needs cleaning	Moderate	$3,000–15,000
Paint · Faded and uneven	Moderate	$3,000–15,000
Windows · Signs of wear	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$21,000–105,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace worn bathtub and fixtures — Fresh fixtures improve functionality and aesthetics ↑
• Resale Replace worn siding and paint — Fresh siding and paint improve curb appeal ↑
• Resale Replace worn carpet — Fresh carpet improves comfort and aesthetics ↑
• Resale Trim landscaping — Fresh landscaping enhances curb appeal ↑
• Resale Replace worn windows — Fresh windows improve functionality and aesthetics ↑

ⓘ 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: Livermore Valley Joint Unified
• NCES district ID: 0622110
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $102,399
• Composite: 50.64/100
• National rank: #1835
• State rank: #90 of 517 in CA

Livability — Livermore

• Score: 83/100
• State rank: #21
• US rank: #846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore, CA
• County: Alameda County · 1,614,355 people
• City population: 87,758
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 37,885
• Household income: $145,392
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1059.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 29% Asian 16% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Russian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 68% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -922.10%
• Current HPI: 307.9736
• Rent YoY: ▲ 0.50%
• 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

• 2026-04-03 Listed $79,900 bridgeMLS, Bay East AOR, or Contra Costa AOR