28345 Bradshire Rd #93 · Hayward, CA 94545

$165,000

2 bd · 2.0 ba · 1,020 sqft · Manufactured · 6 Days on market

Built 1967 Fair condition Est $299k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1967
• Listed 6 days

Property features AI

Finance

• Other: Leased land (park home site); Directions: Union City Blvd, Carnegie Court, Bradshire Road
• Financial info: Property tax type: In Lieu of Tax (ILT)
• HOA & community: Community pool; Common utility room

Exterior

• Parking: Carport; Guest/visitor parking; Off-street parking; Assigned space #93 (space rent $795)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Park home on leased land; No age restrictions
• Exterior features: Shingle roof; Public utilities; Public sewer

Interior

• Kitchen: Gas oven
• Bedrooms: 2 bedrooms; Walk-in closet
• Bathrooms: 2 full bathrooms; Shower and tub
• Heating & cooling: Gas heating
• Interior features: Separate family room; Dining area; Grab bars
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 14.3% 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: 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.
• Zoned schools: Palma Ceia Elementary (479 students, 78% FRL); Anthony W. Ochoa Middle (407 students, 77% FRL); Mt. Eden High (1,947 students, 69% FRL).
• Market conditions: Rents rising (+2.6%/yr); 72 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1k of loan paydown is wiped out by about $5k 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 + 2.6% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 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 $165,000

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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $298,860
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2268 Bridwell Way	0.14mi	2/2.0	1,000 (-2%)	16mo	$330,000	$330	77
2205 Tilgrim Way #184	0.17mi	2/2.0	1,100 (+8%)	9mo	$315,000	$286	71
2276 Bridwell Way	0.13mi	2/2.0	1,060 (+4%)	23mo	$295,000	$278	68
2240 Stillwell Dr	0.14mi	3/2.0 (+1)	1,160 (+14%)	12mo	$340,000	$293	56

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.92×
• Total profit: $42,646
• Equity at exit: $24,602

10-year hold

• IRR: 30.4%
• Equity multiple: 3.67×
• Total profit: $123,501
• Equity at exit: $14,266

Cash invested: $46,200 (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 94545

• Rents YoY: 2.6%
• Active inventory: 72
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,844 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $1,106

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,220	-5% $1,163	+0% $1,106	+5% $1,049	+10% $992
Rent	-10% $882	-5% $994	+0% $1,106	+5% $1,218	+10% $1,331
Rate	-1.0pp $1,189	-0.5pp $1,148	base $1,106	+0.5pp $1,063	+1.0pp $1,020

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27715 Cliffwood Ave Hayward, CA	3.0	2.0	1128	$3,800	$3.37	45d	1	0.53mi
27463 Ponderosa Ct Hayward, CA	2.0	1.5	988	$2,790	$2.82	45d	1	0.66mi
2634 Oliver Dr Unit 2634 Hayward, CA	2.0	1.0	884	$2,300	$2.60	45d	1	0.77mi
27475 Hesperian Blvd Hayward, CA	1.0	1.0	618	$2,277	$3.68	0d	6	0.77mi
1112 Jason Creek Pl Hayward, CA	1.0	1.0	748	$2,700	$3.61	45d	1	1.10mi
28187 Karn Dr Hayward, CA	3.0	2.5	1335	$3,300	$2.47	6d	1	1.16mi
27500 Tampa Ave Unit 85 Hayward, CA	2.0	1.5	950	$2,275	$2.39	16d	1	1.16mi
1234 McFarlane Ln Hayward, CA	3.0	2.0	1311	$3,660	$2.79	14d	1	1.22mi
27162 Tampa Ave #70 Hayward, CA	2.0	1.0	977	$2,550	$2.61	5d	1	1.26mi
981 Cheryl Ann Cir #40 Hayward, CA	3.0	2.0	1245	$3,800	$3.05	45d	1	1.28mi
720 W Tennyson Rd Hayward, CA	3.0	1.0–2.0	630	$2,805	$4.45	0d	1	1.34mi
683 Shepherd Ave Unit D Hayward, CA	2.0	1.0	850	$2,450	$2.88	26d	1	1.41mi
637 Shepherd Ave Apt C Hayward, CA	2.0	1.5	780	$2,595	$3.33	45d	1	1.43mi
934 Schafer Rd Unit 940 Hayward, CA	2.0	1.0	800	$2,450	$3.06	26d	1	1.49mi

Listing history 4 events

1. 2026-06-21
   days on market $165,000 Active 6 DOM
2. 2026-06-18
   days on market $165,000 Active 3 DOM
3. 2026-06-17
   days on market $165,000 Active 2 DOM
4. 2026-06-15
   listed $165,000 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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $34,123
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,730
• − Management: −$2,730
• − Depreciation: −$4,800
• Taxable income: $11,321
• Est. tax owed @ 24.0%: −$2,717
• After-tax cash flow: $10,557/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and steps, with significant wear visible. Repairs and maintenance would significantly improve its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major steps — Worn carpet and visible wear

Value-add opportunities

• Both repair siding and steps — Improves both resale and rental value
• Both paint exterior — Enhances curb appeal and property value
• Both replace carpet on steps — Enhances safety and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
steps · Worn carpet and visible wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair siding and steps — Improves both resale and rental value ↑
• Both paint exterior — Enhances curb appeal and property value ↑
• Both replace carpet on steps — Enhances safety 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: 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): 32,843
• Household income: $114,356
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 702.0

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 0.69)
• Race & ethnicity: Asian 42% Hispanic / Latino 35% Two or more races 12% White 10% Black 8% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 1% Russian 1% Romanian 1%
• Foreign-born: 43% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 26% Tagalog/Filipino 14% Chinese 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: ▼ -974.17%
• Current HPI: 304.698
• Rent YoY: ▲ 2.61%
• 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

• 2026-06-15 Listed $165,000 MLSListings
• 2026-06-15 Listed $165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR