3263 Vineyard Ave., #97 #97 · Pleasanton, CA 94566

$230,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 34 Days on market

Built 1972 $192/sqft · 8% below area Est $271k · 15% under ↓ 6% since listing

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Why this score? — see what drove the A- 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 +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +7.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOOK NO FURTHER! - Great unit—Rare Find Beautiful 1972 Balboa model with approx. 1,300 sqft. living space. Enjoy one story living in this inviting two bedroom, two full baths home. Extensive remodeled! Open floor plan –light and bright– Modern décor including gleaming 3/4” hardwood flooring throughout, framed 6-panel interior doors, framed dual pane windows with 2” blinds, beat-board ceiling and crown molding, warm interior colors. Large open living/dining room with lots of windows, chair rail walls. Custom built-in TV/shelving wall. Dining area with ceiling fan. Modern and well equipped kitchen. Shaker style wood cabinets, granite counter tops, tile bac

Key facts

• Hardwood flooring
• Open floor plan
• One story living

Tags

• ONE STORY LIVING
• EXTENSIVE REMODELED
• OPEN FLOOR PLAN
• HARDWOOD FLOORING
• FRAMED DUAL PANE WINDOWS
• BEAT-BOARD CEILING

Property features AI

Finance

• HOA & community: VINEYARD ESTATES park; Senior community; Community clubhouse, fitness center, pool, sauna and spa; Activities available, game room and picnic/BBQ areas; Laundry facilities, guest parking, car wash area; Dog park and pet-friendly (cats and dogs allowed with limitations/approval); RV parking and RV storage; Park interview required

Exterior

• Parking: Carport (2+ spaces) with awning
• Utilities: Public water; Public sewer
• Home design: Manufactured home in park (Mobile Home); Double-wide (Balboa model)
• Construction: Masonite exterior; Crawl space foundation with earthquake bracing; In-ground community pool
• Exterior features: Covered patio/porch; Side yard; Corner lot

Interior

• Kitchen: Dishwasher; Gas range / cooktop; Free-standing range/oven; Disposal; Refrigerator; Ice maker hookup; Pantry; Updated kitchen with solid-surface counters
• Bedrooms: 2 bedrooms (street level)
• Flooring: Hardwood flooring throughout; Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with stall shower, multiple shower heads, tile and window; Other bath(s) with tub, tile and window
• Heating & cooling: Forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Solid-surface counters; Pantry; Updated kitchen; Dining area; Double-pane windows with screens and window coverings; Updated bathrooms
• Laundry & utility: Washer and dryer in laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 1.3% in Pleasanton — 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 84/100 on livability (#17 in CA, #655 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Pleasanton Unified (urban): math 75% / reading 79% proficiency, ranked #43 of 1,400 in CA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 152 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 + 6.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $270,503
• List price: $230,000
• Delta: -14.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3231 Vineyard Ave #141 #141	0.11mi	2/2.0	1,180 (-2%)	3mo	$236,000	$200	90
3263 Vineyard Ave #89	0.08mi	2/2.0	1,250 (+4%)	3mo	$280,000	$224	87
3263 Vineyard #132	0.07mi	2/2.0	1,248 (+4%)	5mo	$185,000	$148	86
3231 Vineyard Ave #132	0.12mi	2/2.0	1,250 (+4%)	7mo	$159,000	$127	82
3231 Vineyard Ave #121	0.12mi	2/2.0	1,248 (+4%)	10mo	$225,000	$180	79
3263 Vineyard #68	0.09mi	3/2.0 (+1)	1,300 (+8%)	2mo	$275,000	$212	75
3231 Vineyard Ave., #94 #94	0.12mi	2/2.0	1,340 (+12%)	0mo	$230,000	$172	75
3231 Vineyard #37	0.12mi	2/2.0	1,296 (+8%)	10mo	$270,000	$208	73
3263 Vineyard Ave. #35 #35	0.11mi	2/2.0	1,368 (+14%)	3mo	$295,000	$216	69
3231 Vineyard #33 #33	0.22mi	2/2.0	1,040 (-13%)	2mo	$159,000	$153	66
3231 Vineyard Ave #74	0.12mi	2/2.0	1,344 (+12%)	10mo	$85,000	$63	66
3231 Vineyard Ave., #43 #43	0.23mi	2/2.0	1,344 (+12%)	15mo	$125,000	$93	57

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 · 6.04% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.47×
• Total profit: $29,981
• Equity at exit: $34,294

10-year hold

• IRR: 22.7%
• Equity multiple: 3.23×
• Total profit: $143,419
• Equity at exit: $19,886

Cash invested: $64,400 (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 94566

• Rents YoY: 6.0%
• Active inventory: 152
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,150 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $899

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 66%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
749 Palomino Dr Unit C Pleasanton, CA	2.0	1.5	1130	$3,250	$2.88	44d	1	0.44mi
835 Palomino Dr Unit 2 Pleasanton, CA	2.0	1.5	1080	$2,850	$2.64	20d	1	0.45mi
3819 Vineyard Ave Pleasanton, CA	1.0–3.0	1.0–1.5	863	$2,940	$3.40	2d	14	0.60mi
3847 Vineyard Ave Pleasanton, CA	2.0	2.0	900	$2,700	$3.00	17d	1	0.66mi
242 Birch Creek Dr Pleasanton, CA	2.0	2.5	1221	$3,100	$2.54	44d	1	0.67mi
3955 Vineyard Ave Pleasanton, CA	1.0–2.0	1.0–1.5	829	$3,436	$4.14	2d	5	0.78mi
4059 Vineyard Ave Pleasanton, CA	3.0	2.0	1300	$3,850	$2.96	24d	1	0.85mi
1539 Trimingham Dr Pleasanton, CA	2.0	2.0	1369	$3,600	$2.63	2d	1	1.24mi
198 Peters Ave Unit C Pleasanton, CA	2.0	2.0	878	$2,950	$3.36	44d	1	1.47mi
4468 Del Valle Pkwy Unit 1 Pleasanton, CA	2.0	2.0	1280	$3,100	$2.42	17d	1	1.47mi

Listing history 15 events

1. 2026-06-17
   status $230,000 Pending 34 DOM
2. 2026-06-16
   days on market $230,000 Active 34 DOM
3. 2026-06-15
   days on market $230,000 Active 33 DOM
4. 2026-06-13
   days on market $230,000 Active 31 DOM
5. 2026-06-13
   days on market $230,000 Active 30 DOM
6. 2026-06-09
   days on market $230,000 Active 27 DOM
7. 2026-06-08
   days on market $230,000 Active 26 DOM
8. 2026-06-07
   days on market $230,000 Active 25 DOM
9. 2026-06-04
   days on market $230,000 Active 22 DOM
10. 2026-06-03
    days on market $230,000 Active 21 DOM
11. 2026-06-02
    days on market $230,000 Active 20 DOM
12. 2026-06-01
    days on market $230,000 Active 19 DOM
13. 2026-05-31
    days on market $230,000 Active 18 DOM
14. 2026-05-18
    price $230,000 1524-char remark
15. 2026-05-13
    listed $245,000 Active 1524-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,804
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$6,691
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $8,972/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: Pleasanton Unified
• NCES district ID: 0600020
• Math proficiency: 75% ▼ -1.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $123,770
• Composite: 73.12/100
• National rank: #351
• State rank: #43 of 1400 in CA

Livability — Pleasanton

• Score: 84/100
• State rank: #17
• US rank: #655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasanton, CA
• County: Alameda County · 1,614,355 people
• City population: 78,550
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 44,222
• Household income: $191,155
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1190.0

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 0.66)
• Race & ethnicity: White 42% Asian 38% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Russian 3% Romanian 2%
• Foreign-born: 33% · China, Canada, South Korea
• Languages at home: 59% English-only · Other Indo-European 10% Chinese 10% Spanish 8%

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: ▼ -841.68%
• Current HPI: 308.8324
• Rent YoY: ▲ 6.04%
• 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

-6.1% since first listed

3 events — show timeline

• 2026-06-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-18 Price Changed $230,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-13 Listed $245,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.2%/yr

Latest (2025): $229 · -0.4% YoY. Source: county tax records.