64 Oneida · Oakley, CA 94581

$110,000

2 bd · 1.0 ba · 790 sqft · Manufactured · 78 Days on market

Good condition $139/sqft · 26% above area Est $88k · 26% over

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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
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Introducing 64 Oneida Street in Oakley, an affordable opportunity in the Bay Area. This delightful 2-bedroom mobile home has undergone impressive upgrades, including a new refrigerator, dishwasher, window blinds, LED ceiling lighting, a water heater, new carpet, updated plumbing, gutters, and fresh paint inside and out. It offers a covered parking space along with guest parking, a fenced yard, and a lovely front porch where you can unwind after a busy day. Residents can take advantage of the clubhouse and swimming pool in this vibrant 55+ community. The home features central HVAC, a washer and dryer, and upgraded electrical service. Additionally, this well-kept private park is dog-friendly, with ample space to walk your pets. You’ll be close to great shopping options, restaurants, Big Break Regional Shoreline, parks, Highway 4, and BART, making this home an ideal choice , close to the Delta for boating adventures as well.

Key facts

• Led ceiling lighting
• New carpet
• Water heater

Tags

• NEW REFRIGERATOR
• NEW DISHWASHER
• WINDOW BLINDS
• LED CEILING LIGHTING
• WATER HEATER
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.3% in Oakley — 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 60/100 on livability (#608 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Antioch Unified (suburban): math 29% / reading 55% proficiency, ranked #200 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.81% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.50%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $87,562
• List price: $110,000
• Delta: 25.62%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Cayuga St	0.05mi	2/1.5	756 (-4%)	2mo	$86,625	$115	87
99 Ottawa St	0.06mi	2/1.0	728 (-8%)	3mo	$88,500	$122	81
44 Cayuga	0.03mi	1/1.0 (-1)	728 (-8%)	10mo	$80,000	$110	72
46 Cayuga St	0.03mi	2/1.0	672 (-15%)	4mo	$110,000	$164	70
93 Ottawa St #93	0.08mi	2/1.0	720 (-9%)	21mo	$139,000	$193	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.10×
• Total profit: $64,783
• Equity at exit: $49,461

10-year hold

• IRR: 37.4%
• Equity multiple: 6.15×
• Total profit: $158,502
• Equity at exit: $76,225

Cash invested: $30,800 (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 94581

• Active inventory: 1
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $809

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 54%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Carol Ln Oakley, CA	1.0–3.0	1.0–2.0	686	$2,134	$3.11	1d	1	0.22mi
69 Carol Ln Oakley, CA	1.0–3.0	1.0–2.0	802	$1,813	$2.26	1d	9	0.24mi
4290 Mehaffey Way Oakley, CA	2.0	2.0	750	$2,295	$3.06	1d	1	0.95mi
3560 E 18th St Antioch, CA	1.0–3.0	1.0–2.0	828	$1,954	$2.36	3d	1	1.28mi
3560 E 18th St Antioch, CA	1.0–3.0	1.0–2.0	828	$1,772	$2.14	1d	9	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 78 DOM
2. 2026-06-17
   days on market $110,000 Active 77 DOM
3. 2026-06-16
   days on market $110,000 Active 76 DOM
4. 2026-06-15
   days on market $110,000 Active 75 DOM
5. 2026-06-13
   days on market $110,000 Active 73 DOM
6. 2026-06-13
   days on market $110,000 Active 72 DOM
7. 2026-06-09
   days on market $110,000 Active 69 DOM
8. 2026-06-08
   days on market $110,000 Active 68 DOM
9. 2026-06-07
   days on market $110,000 Active 67 DOM
10. 2026-06-04
    days on market $110,000 Active 64 DOM
11. 2026-06-03
    days on market $110,000 Active 63 DOM
12. 2026-06-02
    days on market $110,000 Active 62 DOM
13. 2026-06-01
    days on market $110,000 Active 61 DOM
14. 2026-05-31
    days on market $110,000 Active 60 DOM
15. 2026-04-01
    listed $110,000 Active 941-char remark

    Show marketing remark (941 chars)

    Introducing 64 Oneida Street in Oakley, an affordable opportunity in the Bay Area. This delightful 2-bedroom mobile home has undergone impressive upgrades, including a new refrigerator, dishwasher, window blinds, LED ceiling lighting, a water heater, new carpet, updated plumbing, gutters, and fresh paint inside and out. It offers a covered parking space along with guest parking, a fenced yard, and a lovely front porch where you can unwind after a busy day. Residents can take advantage of the clubhouse and swimming pool in this vibrant 55+ community. The home features central HVAC, a washer and dryer, and upgraded electrical service. Additionally, this well-kept private park is dog-friendly, with ample space to walk your pets. You’ll be close to great shopping options, restaurants, Big Break Regional Shoreline, parks, Highway 4, and BART, making this home an ideal choice , close to the Delta for boating adventures as well.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,830
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$3,200
• Taxable income: $8,456
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $7,674/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 75/100 Cosmetic rehab

This well-maintained mobile home in a desirable community offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Older cabinets need updating
• Moderate kitchen appliances — Outdated appliances need replacing
• Moderate bathroom vanity — Older vanity needs updating
• Moderate bathroom tile — Dated tile needs replacing

Value-add opportunities

• Both Kitchen renovation — Modern kitchen will attract both buyers and renters
• Both Bathroom renovation — Upgraded bathroom will attract both buyers and renters
• Both Flooring replacement — New flooring will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets need updating	Moderate	$3,000–15,000
kitchen appliances · Outdated appliances need replacing	Moderate	$3,000–15,000
bathroom vanity · Older vanity needs updating	Moderate	$3,000–15,000
bathroom tile · Dated tile needs replacing	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen will attract both buyers and renters ↑
• Both Bathroom renovation — Upgraded bathroom will attract both buyers and renters ↑
• Both Flooring replacement — New flooring will improve both resale and rental value ↑

ⓘ 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: Antioch Unified
• NCES district ID: 0602850
• Math proficiency: 29% ▲ 12.00%
• Reading proficiency: 55% ▲ 25.00%
• Median HH income: $65,935
• Composite: 37.57/100
• National rank: #4386
• State rank: #200 of 517 in CA

Livability — Oakley

• Score: 60/100
• State rank: #608
• US rank: #19421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakley, CA

Population outlook (Contra Costa County) Hauer SSP2

• Today (2025): 1,287,720 people
• By 2030: 1,364,937 · +6.0%
• By 2040: 1,506,209 · +17.0%
• By 2050: 1,624,373 · +26.1%
• By 2075: 1,853,193 · +43.9%
• By 2100: 1,901,231 · +47.6%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

• 2026-04-01 Listed $110,000 bridgeMLS, Bay East AOR, or Contra Costa AOR