3875 Castro Valley Blvd #32 · Castro Valley, CA 94546

$110,000

2 bd · 1.0 ba · 460 sqft · Manufactured · 10 Days on market

Built 1964

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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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY READY FOR YOU! This Stylishly Updated Two Bedroom Home In Family Friendly Wagon Wheel Park Is Ready For You To Move Right In! Incredibly Bright With Lots Of Natural Light, This Home Includes An Elegantly Remodeled Kitchen & Bath, & New Designer Interior & Exterior Paint & Flooring. The New Kitchen Has Granite Countertops, Gas Stove, Tile Back Splash & includes Refrigerator & Breakfast Bar. The Open Floor Plan With Living/Kitchen Combo Is Perfect For Family Time & Entertaining. Spacious & Beautifully Maintained With A Prime Location Close To The Castro Valley Central Business District, The Thriving Market Place, Restaurants, Shopping, Bart & Commute Routes. An Incredible Value For This Particular Market!

Key facts

• Covered parking
• Spacious living area
• Community amenities

Tags

• SPACIOUS LIVING AREA
• COVERED PARKING
• COMMUNITY AMENITIES
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Community clubhouse; Guest parking; Community laundry

Exterior

• Parking: Carport for 2 or more vehicles
• Utilities: Public water; Public sewer; Public power available
• Home design: Manufactured in park (mobile home); Single wide model (Pontiac)
• Construction: Mobile home construction
• Exterior features: Back yard; Located in Wagon Wheel park

Interior

• Kitchen: Stone counters; Gas range; Updated kitchen features
• Bedrooms: 2 bedrooms (street level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom with shower over tub
• Heating & cooling: Central heating
• Interior features: Updated kitchen; Kitchen/family room combo; Eat-in kitchen; Kitchen island
• Laundry & utility: Laundry in park

What this means for you Summary

Snapshot

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

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 ($2k rent vs $110k).
• Cap rate 17.8% vs local median 1.8% in Castro Valley — 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 74/100 on livability (#129 in CA, #4,461 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools A; Watch: amenities F, cost of living F.
• Castro Valley Unified (suburban): math 60% / reading 69% proficiency, ranked #60 of 517 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 112 active listings in the ZIP; 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 $761 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1964 — 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: 2.09% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.11%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 2.63×
• Total profit: $50,267
• Equity at exit: $16,401

10-year hold

• IRR: 44.8%
• Equity multiple: 5.35×
• Total profit: $133,991
• Equity at exit: $9,511

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 94546

• Rents YoY: 3.4%
• Active inventory: 112
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,055

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,131	-5% $1,093	+0% $1,055	+5% $1,017	+10% $979
Rent	-10% $874	-5% $964	+0% $1,055	+5% $1,146	+10% $1,237
Rate	-1.0pp $1,110	-0.5pp $1,083	base $1,055	+0.5pp $1,027	+1.0pp $998

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: —

Listing history 8 events

1. 2026-06-21
   days on market $110,000 Active 10 DOM
2. 2026-06-18
   days on market $110,000 Active 7 DOM
3. 2026-06-17
   days on market $110,000 Active 6 DOM
4. 2026-06-16
   days on market $110,000 Active 5 DOM
5. 2026-06-15
   days on market $110,000 Active 4 DOM
6. 2026-06-13
   days on market $110,000 Active 2 DOM
7. 2026-06-13
   remarks 591-char remark
8. 2026-06-13
   listed $110,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥88°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: $27,574
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$3,200
• Taxable income: $11,600
• Est. tax owed @ 24.0%: −$2,784
• After-tax cash flow: $9,877/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: Castro Valley Unified
• NCES district ID: 0607800
• Math proficiency: 60% ▼ -3.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $94,532
• Composite: 59.03/100
• National rank: #959
• State rank: #60 of 517 in CA

Livability — Castro Valley

• Score: 74/100
• State rank: #129
• US rank: #4461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castro Valley, CA
• County: Alameda County · 1,614,355 people
• City population: 59,361
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 44,855
• Household income: $128,385
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1354.0

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 0.73)
• Race & ethnicity: White 36% Asian 31% Hispanic / Latino 20% Two or more races 13% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Russian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 61% English-only · Chinese 14% Spanish 10% Other Indo-European 3%

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: ▼ -934.25%
• Current HPI: 334.4167
• Rent YoY: ▲ 3.37%
• 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

+57.1% since first listed

14 events — show timeline

• 2026-06-11 Listed $110,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-11 Coming Soon $110,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-09 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-02 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-04 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-19 Sold (MLS) $104,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-07-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-30 Price Changed $114,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-03-20 Listed $125,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-26 Sold (MLS) $55,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-10 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-04-29 Price Changed $65,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-03-25 Listed $70,000 bridgeMLS, Bay East AOR, or Contra Costa AOR