A Bay Area fixer on a $1M block, priced for the operator.
22625 Orion St, Hayward CA. 1,114 sqft on a 6,600 sqft ADU-eligible lot in 94541 — where refreshed three-beds clear seven figures. Sold strictly as-is.
The asset, in six lines.
- List Price
- $689,000
- Bed / Bath
- 3 / 1.5
- Living Area
- 1,114 sf
- Lot Size
- 6,600 sf
- 94541 Comp Avg
- $1.02M+
- Status
- Active · As-Is
Four reasons this trades below its rebuilt value.
This is not a retail listing pretending to be turn-key. It's a small, controllable shell on an ADU-eligible Bay Area lot — in a zip code where refreshed three-beds clear seven figures.
Spread to neighborhood comp
Adjacent streets in 94541 (Woodroe, Shawn, Hidden Oaks) trade $1.02M–$1.24M. Acquisition at $690K leaves real room for forced-equity work.
6,600 sf lot — ADU-ready
California SB-9 / statewide ADU rules turn this lot into a two-unit play. Detached ADU + JADU within the existing footprint stacks rental income on top of resale lift.
Right size, right shape
1,114 sqft means a tight, controllable rehab budget. Three bedrooms already exist — add a second full bath and you've re-priced the asset.
East Bay rental floor
Hayward 94541 SFR rents support $3,200–$3,700/mo. Add an ADU and total household rent clears $5,500/mo — DSCR refi exit is real.
Run the spread.
Conservative model — cosmetic refresh plus adding a second full bath. Excludes any ADU build, which is upside on top of the projected equity below.
Request full pro-forma| Acquisition | $689,000 |
| Est. cosmetic + 2nd bath | $75,000 |
| All-in basis | $764,000 |
| ARV (refreshed 3/2 comp) | $925,000 |
| Projected equity day-one | ~$160,000 |
* Estimates only. Buyer to verify all numbers, condition, ADU feasibility, and zoning during DD.
As-is, as photographed.
* Photos for reference only. Buyer to verify condition on walkthrough.
A small Bay Area bungalow with a big lot — and bigger optionality.
A 1,114 sqft single-level home in central Hayward — three bedrooms, one and a half baths — set on a 6,600 sqft lot just minutes from BART, I-580, and downtown.
The footprint is tight, which is exactly what you want in a fixer: smaller surface area, smaller rehab line item, faster turn. Add a second full bath and modern finishes and the asset re-prices directly into the 94541 comp set.
The real story is the dirt. Under California's statewide ADU and SB-9 rules, a 6,600 sqft lot in Hayward supports a detached ADU plus a JADU — meaning the same parcel can deliver both forced-equity flip math and long-term multi-unit rental income. Sold strictly as-is.
Cash, hard-money, or DSCR — let's talk numbers.
Walkthroughs by appointment. Bring your contractor and your ADU designer. Offers reviewed on submission — no offer-deadline games.