3231 Vineyard Ave., #70 #70 · Pleasanton, CA 94566

$265,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 21 Days on market

Built 1972 Good condition Est $312k · 15% under ↓ 11% 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 +29.4/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +7.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A true standout.Rich and elegant, w/backyard! Gorgeous remodeled mobile home w/covered side porch overlooking backyard.Enjoy resort style living in this beautifully upgraded home in quite location.Open floor plan, light and bright.Modern décor incl.laminate flooring throughout, fully framed dual pane windows w/2” blinds,framed Shaker style interior doors w/Bronze colored hardware,ceiling fans,recessed lighting.Large living room opens up to dining area w/built–in cabinet.Well equipped kitchen featuring antique white cabinets,lots of counter space,SS appliances incl.gas stove,built-in microwave,double sink,French door refrigerator,ceiling fan and pantry closet.Spacious family room w/bar area, double slider leading to inviting side porch,covered and w/redwood decking.Master bedroom w/two closets,ceiling fan.Adj. master bathroom w/white dual sink vanity cabinet,w/solid surface,tiled walk-in corner shower with clear glass shower doors. “Nest style termostate,Copper Plumbing,indoor laundry

Key facts

• Laminate flooring
• Modern decor
• Ceiling fans

Tags

• COVERED SIDE PORCH
• PRIVATE LOCATION
• MODERN DECOR
• LAMINATE FLOORING
• DUAL PANE WINDOWS
• CEILING FANS

Property features AI

Finance

• HOA & community: Hacienda Mobile Home Park; Senior community; Community clubhouse; Community pool (in-ground); Community spa (heated) and sauna; Game room and activities available; Car wash area, guest parking, RV storage; Park interview and pet restrictions (pets allowed upon approval; dogs and cats OK with limits); Gas metered

Exterior

• Parking: Carport (covered) with space for 2 or more cars
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Crawl space foundation
• Exterior features: Back yard; Side yard; Covered patio and deck

Interior

• Kitchen: Laminate counters; Dishwasher; Gas range / cooktop; Free‑standing range / oven; Microwave; Garbage disposal; Pantry; Refrigerator; Updated kitchen
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with double vanity, granite, tile, stall shower, solid surface and window; Other bath(s) with tile, stall shower, solid surface, updated finishes and window
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Pantry; Updated kitchen; Dining area; Family room; Living room; Window coverings and screens; Double pane windows
• Laundry & utility: Washer and dryer in laundry closet; Laundry cabinets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $8k 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 $74k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $311,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3231 Vineyard Ave., #102 #102	0.00mi	2/2.0	1,440 (-6%)	9mo	$205,000	$142	82
3231 Vineyard Ave Spc 93	0.06mi	2/2.0	1,413 (-8%)	3mo	$287,000	$203	82
3263 Vineyard Ave #174	0.07mi	3/2.0 (+1)	1,600 (+4%)	4mo	$315,000	$197	82
3263 Vineyard Ave #125	0.09mi	3/2.0 (+1)	1,578 (+3%)	6mo	$310,000	$196	81
3231 Vineyard Ave #76	0.04mi	3/2.0 (+1)	1,431 (-7%)	2mo	$370,000	$259	80
3231 Vineyard Ave., #94 #94	0.00mi	2/2.0	1,340 (-13%)	0mo	$230,000	$172	78
3263 Vineyard Ave #189	0.13mi	3/2.0 (+1)	1,512 (-2%)	10mo	$350,000	$231	78
3263 Vineyard Ave #42	0.21mi	3/2.0 (+1)	1,590 (+4%)	9mo	$402,000	$253	72
3263 Vineyard Ave., #116 #116	0.09mi	3/2.0 (+1)	1,620 (+6%)	11mo	$399,999	$247	72
3231 Vineyard Ave #74	0.00mi	2/2.0	1,344 (-12%)	10mo	$85,000	$63	70
3263 Vineyard Ave. #35 #35	0.19mi	2/2.0	1,368 (-11%)	3mo	$295,000	$216	70
3263 Vineyard Ave #178	0.17mi	3/2.0 (+1)	1,440 (-6%)	8mo	$238,000	$165	70

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: 9.3%
• Equity multiple: 1.38×
• Total profit: $28,084
• Equity at exit: $39,512

10-year hold

• IRR: 20.9%
• Equity multiple: 3.02×
• Total profit: $150,126
• Equity at exit: $22,912

Cash invested: $74,200 (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 94566

• Rents YoY: 6.0%
• Active inventory: 152
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,509 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $941

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 68%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	43d	1	0.58mi
835 Palomino Dr Unit 2 Pleasanton, CA	2.0	1.5	1080	$2,850	$2.64	20d	1	0.60mi
3819 Vineyard Ave Pleasanton, CA	1.0–3.0	1.0–1.5	863	$2,940	$3.40	1d	14	0.70mi
242 Birch Creek Dr Pleasanton, CA	2.0	2.5	1221	$3,100	$2.54	43d	1	0.75mi
223 Birch Creek Dr Pleasanton, CA	3.0	2.5	1848	$4,800	$2.60	3d	1	0.80mi
4059 Vineyard Ave Pleasanton, CA	3.0	2.0	1300	$3,850	$2.96	24d	1	0.93mi
1539 Trimingham Dr Pleasanton, CA	2.0	2.0	1369	$3,600	$2.63	2d	1	1.20mi
4678 Whiting St Pleasanton, CA	3.0	2.0	1538	$5,500	$3.58	24d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $265,000 Active 21 DOM
2. 2026-06-17
   days on market $265,000 Active 20 DOM
3. 2026-06-16
   days on market $265,000 Active 19 DOM
4. 2026-06-15
   days on market $265,000 Active 18 DOM
5. 2026-06-13
   days on market $265,000 Active 16 DOM
6. 2026-06-13
   days on market $265,000 Active 15 DOM
7. 2026-06-09
   days on market $265,000 Active 12 DOM
8. 2026-06-08
   days on market $265,000 Active 11 DOM
9. 2026-06-07
   days on market $265,000 Active 10 DOM
10. 2026-06-04
    days on market $265,000 Active 7 DOM
11. 2026-06-03
    days on market $265,000 Active 6 DOM
12. 2026-06-02
    days on market $265,000 Active 5 DOM
13. 2026-06-01
    days on market $265,000 Active 4 DOM
14. 2026-05-31
    days on market $265,000 Active 3 DOM
15. 2026-05-28
    listed $265,000 Active
16. 2022-08-02
    soldstatus $294,000 Sold 1023-char remark

    Show marketing remark (1023 chars)

    A true standout.Rich and elegant, w/backyard! Gorgeous remodeled mobile home w/covered side porch overlooking backyard.Enjoy resort style living in this beautifully upgraded home in quite location.Open floor plan, light and bright.Modern décor incl.laminate flooring throughout, fully framed dual pane windows w/2” blinds,framed Shaker style interior doors w/Bronze colored hardware,ceiling fans,recessed lighting.Large living room opens up to dining area w/built–in cabinet.Well equipped kitchen featuring antique white cabinets,lots of counter space,SS appliances incl.gas stove,built-in microwave,double sink,French door refrigerator,ceiling fan and pantry closet.Spacious family room w/bar area, double slider leading to inviting side porch,covered and w/redwood decking.Master bedroom w/two closets,ceiling fan.Adj. master bathroom w/white dual sink vanity cabinet,w/solid surface,tiled walk-in corner shower with clear glass shower doors. “Nest style termostate,Copper Plumbing,indoor laundry

17. 2022-07-13
    status Pending 1023-char remark

    Show marketing remark (1023 chars)

    A true standout.Rich and elegant, w/backyard! Gorgeous remodeled mobile home w/covered side porch overlooking backyard.Enjoy resort style living in this beautifully upgraded home in quite location.Open floor plan, light and bright.Modern décor incl.laminate flooring throughout, fully framed dual pane windows w/2” blinds,framed Shaker style interior doors w/Bronze colored hardware,ceiling fans,recessed lighting.Large living room opens up to dining area w/built–in cabinet.Well equipped kitchen featuring antique white cabinets,lots of counter space,SS appliances incl.gas stove,built-in microwave,double sink,French door refrigerator,ceiling fan and pantry closet.Spacious family room w/bar area, double slider leading to inviting side porch,covered and w/redwood decking.Master bedroom w/two closets,ceiling fan.Adj. master bathroom w/white dual sink vanity cabinet,w/solid surface,tiled walk-in corner shower with clear glass shower doors. “Nest style termostate,Copper Plumbing,indoor laundry

18. 2022-06-30
    status Pending - Show for Backups 1023-char remark

    Show marketing remark (1023 chars)

    A true standout.Rich and elegant, w/backyard! Gorgeous remodeled mobile home w/covered side porch overlooking backyard.Enjoy resort style living in this beautifully upgraded home in quite location.Open floor plan, light and bright.Modern décor incl.laminate flooring throughout, fully framed dual pane windows w/2” blinds,framed Shaker style interior doors w/Bronze colored hardware,ceiling fans,recessed lighting.Large living room opens up to dining area w/built–in cabinet.Well equipped kitchen featuring antique white cabinets,lots of counter space,SS appliances incl.gas stove,built-in microwave,double sink,French door refrigerator,ceiling fan and pantry closet.Spacious family room w/bar area, double slider leading to inviting side porch,covered and w/redwood decking.Master bedroom w/two closets,ceiling fan.Adj. master bathroom w/white dual sink vanity cabinet,w/solid surface,tiled walk-in corner shower with clear glass shower doors. “Nest style termostate,Copper Plumbing,indoor laundry

19. 2022-06-14
    listed $299,000 New 1023-char remark

    Show marketing remark (1023 chars)

    A true standout.Rich and elegant, w/backyard! Gorgeous remodeled mobile home w/covered side porch overlooking backyard.Enjoy resort style living in this beautifully upgraded home in quite location.Open floor plan, light and bright.Modern décor incl.laminate flooring throughout, fully framed dual pane windows w/2” blinds,framed Shaker style interior doors w/Bronze colored hardware,ceiling fans,recessed lighting.Large living room opens up to dining area w/built–in cabinet.Well equipped kitchen featuring antique white cabinets,lots of counter space,SS appliances incl.gas stove,built-in microwave,double sink,French door refrigerator,ceiling fan and pantry closet.Spacious family room w/bar area, double slider leading to inviting side porch,covered and w/redwood decking.Master bedroom w/two closets,ceiling fan.Adj. master bathroom w/white dual sink vanity cabinet,w/solid surface,tiled walk-in corner shower with clear glass shower doors. “Nest style termostate,Copper Plumbing,indoor laundry

ⓘ 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: $42,107
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − Depreciation: −$7,709
• Taxable income: $7,517
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $9,484/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern mobile home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Rental Replace outdoor light fixtures — Improves safety and aesthetics for tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Rental Replace outdoor light fixtures — Improves safety and aesthetics for tenants ↑

ⓘ 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: 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

-11.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-08-02 Sold (MLS) $294,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-07-13 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-14 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR