29344 New Hampshire · Hayward, CA 94544

$375,000

3 bd · 2.0 ba · 1,856 sqft · Manufactured public records · 1 Days on market

Built 2006 Est $362k · at est.

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +5.9/15.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it! Most beautiful triple wide in park. 1874 Sq. ft. Large open plan-huge kitchen w/ food prep island. Office off master bedroom, walk-in closet. Fireplace in living room. Immaculate thru-out.

Key facts

• Community pool
• Built 2006

Property features AI

Finance

• Other: Community amenities include pool, spa, clubhouse, game room, greenbelt and park
• HOA & community: Park name: New England Villa; Senior community; Pet-friendly (cats and dogs allowed with limits and approval)

Exterior

• Parking: Carport with awning; Carport for 2 or more vehicles
• Utilities: Public water; Public sewer
• Home design: Manufactured in-park (mobile home); Triple-wide model (Advantage Home)
• Construction: Masonite skirting
• Exterior features: Back yard; Side yard; Automatic sprinklers; Community pool and spa; Clubhouse, game room and park; Guest parking and car wash area

Interior

• Kitchen: Kitchen island; Dishwasher; Disposal; Gas range / cooktop; Free-standing range; Self-cleaning oven; Microwave; Refrigerator; Ice maker hookup; Pantry
• Bedrooms: 3 bedrooms (one primary bedroom suite)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with solid-surface counters, stall shower and double vanity; Other bathroom(s) with solid-surface counters and stall shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Solid-surface counters; Pantry; Formal dining room; Office; Window coverings; Wood-burning fireplace in the living room; Mirrored closet doors
• Laundry & utility: Laundry room with 220V outlet; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $375k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Cap rate 9.0% 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: schools D, 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.
• Market conditions: Rents rising (+2.6%/yr); 169 active listings in the ZIP; 18 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 43% 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 $3k of loan paydown is wiped out by about $11k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $310k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $361,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29341 Sandburg Way	0.05mi	3/2.0	1,856 (0%)	2mo	$425,000	$229	96
29372 Providence Way #111	0.07mi	2/2.0 (-1)	1,776 (-4%)	3mo	$289,000	$163	82
29286 Whalebone Way	0.23mi	2/2.0 (-1)	1,868 (+1%)	4mo	$200,000	$107	80
29330 Middleborough Way	0.05mi	3/3.0	1,640 (-12%)	2mo	$319,000	$195	73
29270 Sandburg Way #234	0.05mi	2/2.0 (-1)	1,683 (-9%)	7mo	$345,000	$205	71
29223 Whalebone Way #404	0.33mi	2/2.0 (-1)	1,818 (-2%)	7mo	$220,000	$121	71
29360 Middleborough Way #159	0.04mi	2/2.0 (-1)	1,670 (-10%)	9mo	$345,000	$207	69
29266 Nantucket Way	0.19mi	2/2.0 (-1)	1,670 (-10%)	1mo	$190,000	$114	69
1400 Buckingham Way	0.30mi	3/2.0	1,607 (-13%)	6mo	$385,000	$240	58
29046 Rochester Way	0.25mi	2/2.0 (-1)	1,600 (-14%)	8mo	$267,000	$167	54
1541 Ortega Ave	0.74mi	3/2.0	1,700 (-8%)	4mo	$389,900	$229	48
40 Ranchero Way #40	0.69mi	2/2.0 (-1)	1,728 (-7%)	8mo	$289,000	$167	45

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-18,879
• Equity at exit: $55,914

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $32,748
• Equity at exit: $32,423

Cash invested: $105,000 (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: 169
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,833 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$156
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $684

Break-even live

Break-even rent $2,966

Max offer price $375,000

Occupancy floor 77%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Carmar St Hayward, CA	4.0	2.0	1569	$3,900	$2.49	22d	1	0.44mi
28187 Karn Dr Hayward, CA	3.0	2.5	1335	$3,300	$2.47	5d	1	0.66mi
75 Quist Ave Hayward, CA	4.0	2.5	1866	$3,895	$2.09	12d	1	0.70mi
111 Notion Way Hayward, CA	3.0	2.5	1718	$4,250	$2.47	43d	1	0.72mi
206 Span Ct Hayward, CA	3.0	3.5	1888	$2,600	$1.38	43d	1	0.77mi
29163 Dixon St Hayward, CA	2.0–3.0	1.0–1.5	1100	$3,595	$3.27	1d	5	0.83mi
376 Line St Hayward, CA	2.0	2.0	1286	$3,500	$2.72	2d	1	0.90mi
397 Line St Hayward, CA	4.0	3.5	1885	$5,000	$2.65	18d	1	0.92mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	3d	1	0.95mi
29384 Hub Ln Hayward, CA	3.0	2.5	1684	$3,950	$2.35	2d	1	0.95mi
27703 Persimmon Dr Hayward, CA	3.0	3.0	1549	$3,695	$2.39	43d	1	1.10mi
28877 Hideaway St Hayward, CA	4.0	3.5	2022	$4,600	$2.27	43d	1	1.17mi
28168 Mission Blvd Hayward, CA	1.0–3.0	1.0–2.0	1196	$4,799	$4.01	1d	9	1.20mi
981 Cheryl Ann Cir #40 Hayward, CA	3.0	2.0	1245	$3,800	$3.05	43d	1	1.22mi
27479 Green Wood Rd Unit 1546495P Hayward, CA	4.0	2.0	2120	$5,258	$2.48	15d	1	1.23mi
2901 Sorrento Way Union City, CA	3.0	2.5	1869	$5,000	$2.68	1d	1	1.28mi
2506 Balmoral St Union City, CA	4.0	2.5	2008	$3,500	$1.74	12d	1	1.33mi
26730 Tyrrell Ave Hayward, CA	4.0	2.0	1250	$3,650	$2.92	43d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   statusdays on market $375,000 Active 1 DOM
2. 2026-06-17
   days on market $375,000 Coming Soon 13 DOM
3. 2026-06-16
   days on market $375,000 Coming Soon 12 DOM
4. 2026-06-15
   days on market $375,000 Coming Soon 11 DOM
5. 2026-06-13
   days on market $375,000 Coming Soon 9 DOM
6. 2026-06-13
   days on market $375,000 Coming Soon 8 DOM
7. 2026-06-09
   days on market $375,000 Coming Soon 5 DOM
8. 2026-06-08
   days on market $375,000 Coming Soon 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $375,000 Coming Soon 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $824 · $69/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$2,026/yr (+$169/mo · 245.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $45,994
• − Mortgage interest: −$21,006
• − Property taxes: −$824
• − Insurance: −$3,699
• − Repairs & maintenance: −$3,680
• − Management: −$3,680
• − Depreciation: −$10,909
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $7,686/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

+15.4% since first listed

4 events — show timeline

• 2026-06-04 Coming Soon $375,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-03-09 Sold (MLS) $310,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-02-05 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-01-04 Listed $325,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-1.1%/yr

Latest (2025): $824 · -1.6% YoY. Source: county tax records.