183 Neptune Ave #8 · Hayward, CA 94544

$335,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 13 Days on market

Built 1998 $230/sqft · 25% above area Est $268k · 25% over

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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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLY 2 YRS OLD,MINT CONDITION,VAULTED CEILINGS THRU-OUT.CUSTOM MADE BATH TUB IN MASTER BDRM.SKYLIGHT,WALK-IN CLOSETS,ABSO

Key facts

• New kitchen
• New laminate floors
• Vaulted ceilings

Tags

• NEW KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• NEW LAMINATE FLOORS
• VAULTED CEILINGS
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Park name: CONTINENTAL MH P
• HOA & community: Pets allowed (cats and dogs OK; number limit and upon approval); Clubhouse; Community laundry; Recreation facilities; Guest parking; Park interview required; Electric and gas metered; Pet restrictions

Exterior

• Parking: 2-car garage; Carport for 2 or more vehicles; Covered parking; Guest parking; Garage faces front
• Utilities: Public water; Public sewer; Natural gas connected; Master electric meter; Master gas meter
• Home design: Manufactured in park (mobile home); Double wide Westwood model
• Construction: Wood siding construction
• Exterior features: Front porch; Front yard; Side yard; Level lot with back yard; Community pool (fenced)

Interior

• Kitchen: Stone counters; Dishwasher; Gas range/cooktop; Disposal; Microwave; Refrigerator; Ice maker hookup; Eat-in kitchen; Updated kitchen
• Bedrooms: 3 bedrooms (primary bedroom suite on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bath with double vanity, sunken tub, stall shower, tub, tile, solid surface finishes, updated baths, and walk-in closet(s)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Updated kitchen; Dining area; Utility room; Front-level layout with 3 bedrooms and 2 baths, including a primary bedroom suite; Double pane windows with screens and window coverings; Bay window(s)
• Laundry & utility: Laundry room with hookups only; Plumbed for ice maker; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (0.5% below list).
• Recommended offer: $333k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Ruus Elementary (379 students, 74% FRL); Cesar Chavez Middle (482 students, 69% FRL); Tennyson High (1,551 students, 65% FRL).
• Market conditions: Rents rising (+2.6%/yr); 173 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 37% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago 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.
• Current owner paid $152k; list at $335k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $333,433 (0.5% below list)

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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $267,500
• List price: $335,000
• Delta: 25.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29131 Delgado Rd	0.23mi	2/2.0 (-1)	1,440 (-1%)	3mo	$258,000	$179	80
29138 Delgado Rd	0.25mi	2/2.0 (-1)	1,440 (-1%)	4mo	$284,000	$197	78
29255 Harpoon Way	0.45mi	2/2.0 (-1)	1,440 (-1%)	1mo	$265,000	$184	71
29133 De La Cruz Rd	0.28mi	2/2.0 (-1)	1,344 (-8%)	2mo	$231,900	$173	67
29129 Verdi Rd #29129	0.34mi	2/2.0 (-1)	1,536 (+6%)	4mo	$270,000	$176	66
29050 S Westminster	0.67mi	2/2.0 (-1)	1,440 (-1%)	5mo	$259,000	$180	58
29424 Providence Way	0.75mi	3/2.0	1,404 (-4%)	2mo	$399,800	$285	58
29315 Harpoon Way	0.61mi	2/2.0 (-1)	1,334 (-8%)	1mo	$255,000	$191	52
29413 Sandburg Way	0.71mi	2/2.0 (-1)	1,380 (-5%)	5mo	$327,000	$237	49
29266 Nantucket Way	0.50mi	2/2.0 (-1)	1,670 (+15%)	1mo	$190,000	$114	46
29330 Middleborough Way	0.64mi	3/3.0	1,640 (+13%)	2mo	$319,000	$195	44
29043 Windemere	0.70mi	3/2.0	1,260 (-14%)	3mo	$319,000	$253	42

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 · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-35,319
• Equity at exit: $49,950

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-10,098
• Equity at exit: $28,965

Cash invested: $93,800 (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 94544

• Rents YoY: 2.6%
• Active inventory: 173
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,334 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $319

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 85%

Sensitivity live

Price	-10% $551	-5% $435	+0% $319	+5% $203	+10% $87
Rent	-10% $56	-5% $187	+0% $319	+5% $451	+10% $582
Rate	-1.0pp $488	-0.5pp $404	base $319	+0.5pp $232	+1.0pp $144

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Ballard Ct Hayward, CA	2.0	1.0	1000	$2,400	$2.40	45d	1	0.10mi
75 Quist Ave Hayward, CA	4.0	2.5	1866	$3,895	$2.09	14d	1	0.22mi
29189 Lassen St Hayward, CA	3.0	2.0	1180	$3,500	$2.97	45d	1	0.27mi
685 Carmar St Hayward, CA	4.0	2.0	1569	$3,900	$2.49	23d	1	0.29mi
317 Tennyson Rd Hayward, CA	3.0	1.0	1050	$3,395	$3.23	14d	1	0.29mi
720 W Tennyson Rd Hayward, CA	3.0	1.0–2.0	630	$3,134	$4.97	0d	1	0.40mi
29163 Dixon St Hayward, CA	2.0–3.0	1.0–1.5	1100	$3,595	$3.27	0d	5	0.41mi
29289 Dixon St Hayward, CA	2.0	1.0–2.0	990	$2,285	$2.31	25d	2	0.47mi
28850 Dixon St Hayward, CA	1.0–2.0	1.0–2.0	906	$3,406	$3.76	0d	9	0.48mi
655 Tennyson Rd Hayward, CA	1.0–2.0	1.0–2.0	857	$3,139	$3.66	0d	4	0.50mi
27703 Persimmon Dr Hayward, CA	3.0	3.0	1549	$3,695	$2.39	45d	1	0.51mi
28187 Karn Dr Hayward, CA	3.0	2.5	1335	$3,300	$2.47	6d	1	0.53mi
27427 Stoneridge Ct Hayward, CA	2.0	1.5	1008	$2,500	$2.48	45d	1	0.60mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	3d	1	0.61mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	0d	1	0.61mi
28168 Mission Blvd Hayward, CA	1.0–3.0	1.0–2.0	1196	$4,799	$4.01	0d	14	0.62mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	3d	1	0.62mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	5d	1	0.62mi
111 Notion Way Hayward, CA	3.0	2.5	1718	$4,250	$2.47	45d	1	0.64mi
837 Hancock St Hayward, CA	1.0–3.0	1.0–2.0	955	$4,044	$4.23	0d	14	0.69mi
27500 Tampa Ave Unit 85 Hayward, CA	2.0	1.5	950	$2,275	$2.39	16d	1	0.75mi
27070 Manon Ave Unit 6A Hayward, CA	2.0	1.0	900	$2,200	$2.44	45d	1	0.83mi
27162 Tampa Ave #70 Hayward, CA	2.0	1.0	977	$2,550	$2.61	5d	1	0.83mi
27033 Belvedere Ct Apt 8 Hayward, CA	2.0	2.0	900	$2,400	$2.67	26d	1	0.85mi
981 Cheryl Ann Cir #40 Hayward, CA	3.0	2.0	1245	$3,800	$3.05	45d	1	0.89mi
695 Bristol Dr #178 Hayward, CA	2.0	2.0	894	$2,750	$3.08	3d	1	0.97mi
287 Ebony Way Hayward, CA	4.0	2.5	1600	$3,450	$2.16	25d	1	0.99mi
26730 Tyrrell Ave Hayward, CA	4.0	2.0	1250	$3,650	$2.92	45d	1	1.04mi
530 Cottage Park Dr Hayward, CA	4.0	3.0	1806	$4,500	$2.49	6d	1	1.14mi
26379 Whitman St Hayward, CA	1.0–2.0	1.0–2.0	898	$2,870	$3.19	1d	11	1.24mi
1234 McFarlane Ln Hayward, CA	3.0	2.0	1311	$3,660	$2.79	14d	1	1.32mi
26525 Gading Rd Hayward, CA	2.0	1.0	950	$2,350	$2.47	45d	1	1.34mi
25937 Dollar St Hayward, CA	3.0	2.5	1707	$3,700	$2.17	26d	1	1.43mi

Listing history 5 events

1. 2026-05-15
   status Pending 399-char remark
2. 2026-05-01
   listed $335,000 Active 399-char remark
3. 2000-11-17
   soldstatus $152,000 121-char remark

   Show marketing remark (121 chars)

   ONLY 2 YRS OLD,MINT CONDITION,VAULTED CEILINGS THRU-OUT.CUSTOM MADE BATH TUB IN MASTER BDRM.SKYLIGHT,WALK-IN CLOSETS,ABSO

4. 2000-10-14
   historical 121-char remark

   Show marketing remark (121 chars)

   ONLY 2 YRS OLD,MINT CONDITION,VAULTED CEILINGS THRU-OUT.CUSTOM MADE BATH TUB IN MASTER BDRM.SKYLIGHT,WALK-IN CLOSETS,ABSO

5. 2000-09-12
   listed $160,000 121-char remark

   Show marketing remark (121 chars)

   ONLY 2 YRS OLD,MINT CONDITION,VAULTED CEILINGS THRU-OUT.CUSTOM MADE BATH TUB IN MASTER BDRM.SKYLIGHT,WALK-IN CLOSETS,ABSO

ⓘ 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 4/10 Moderate
• 🌡 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: $40,012
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,201
• − Management: −$3,201
• − Depreciation: −$9,745
• Taxable loss: −$1,601
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $4,212/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: 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): 76,947
• Household income: $107,785
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2573.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 45% Asian 28% Two or more races 13% White 11% Black 7% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 46% · Canada, China, Vietnam
• Languages at home: 34% English-only · Spanish 37% Tagalog/Filipino 8% Other Indo-European 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: ▼ -907.12%
• Current HPI: 315.6082
• Rent YoY: ▲ 2.58%
• 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

+109.4% since first listed

5 events — show timeline

• 2026-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-01 Listed $335,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-11-17 Sold (MLS) $152,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-10-14 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-09-12 Listed $160,000 bridgeMLS, Bay East AOR, or Contra Costa AOR