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$820,000
3 Beds 2 Baths BE41041974 MLS
Looking for a convenient home with plenty of backyard space and more room for your imagination? Come and see! This 3-bedroom, 2-bathroom home is located in the heart of the Bay; close to San Mateo I-92 Bridge, SF & South Bay, I-880 Freeway, Bart station, shopping and parks. Features plenty of natural lights, recently installed 50-years dimensional roof shingles, NEW interior paint, NEW garage door, NEW laminate flooring and baseboards throughout, Newer bedroom doors, Newer bathroom doors, Newer closet mirror doors, stainless steel kitchen appliances, dual-pane windows, slab granite countertops, carport, and Fully Paid Tesla (Solar City) Solar panels! You can save $$$ without paying for the high upfront cost of the panels or the installation! This property also comes with a planned and fully paid blueprint for 2 bedrooms 1 bath ADU by a fully licensed Architect and it's ready for City approval! Also, in addition to your garage and street parking, driveway can accommodate up to 4 cars! There's more! This property has a huge backyard with side access on both sides, fruit bearing trees (lemon, banana, calamansi, and cherry) and plenty of room for gardening & more! Don't miss this one! (List of improvements is included with the seller's disclosures).

27723 Mandarin Ave, Hayward

Listed by Antonietta Llanza, (510) 363-7175 from Intero Real Estate Services
(If provided) CoList: from

Sold listing courtesy of Jon Shalizi from SRUT04

$930,000
3 Beds 2 Baths BE41041887 MLS
Wonderful opportunity to own this home in Fairway Park. New roof in the works! This home was expanded years ago and has a newly carpeted family room with a fireplace and sliding glass door to the low maintenance backyard with partial bay and hillside views. Upon entering, you will notice the sunny living room with hardwood floors throughout most of the home. The kitchen has had updating previously with granite countertops and has an abundance of cabinet space. Primary bedroom has two closets and sliding glass door to the backyard. The furnace and water heater are newer. This home is freshly painted and ready for owners to enjoy the upcoming holidays and make memories. Included is a newer washer and dryer, kitchen refigerator and spacious backyard storage shed. Two car attached garage. Don't miss this opportunity with access convenient to BART, freeways, and shopping. Open House Sunday, 11/5 from 1 to 4 pm.

31621 Chicoine Avenue, Hayward

Listed by Diane McDonald, (510) 332-8181 from Coldwell Banker Realty
(If provided) CoList: from

Sold listing courtesy of Veena Grover Grover from NTERO

$872,000
3 Beds 2 Baths BE41040743 MLS
Amazing and RARE opportunity in SOUGHT AFTER Glen Eden Neighborhood, This Home, pretty much original for nearly 50 years provides a BLANK CANVAS FOR WHATEVER YOUR HEART DESIRES, LET YOUR CREATIVITY FLOW WITH THIS AMAZING COSMETIC FIXER. Approximately 1,284 Sq Ft, Interior, 3 Bedrooms, 2 Full Bathrooms, Third Bedroom features Double Doors to allow flexibility as a home office if desired! TOO many endless opportunities, Recently Updated Bathrooms, New Shower/Tub Finished in Tile, And Primary Bathroom, Newer Interior Paint, Plush Carpeting, Vaulted Ceiling In This Living Room Provides An Open And Airy Feel, LOTS OF NATURAL LIGHT, Spacious Primary Bedroom, Features Double Closet Space, Large Dining Area, Generously Sized Rear Yard, which provides an enclave of SPACE for added Entertainment, Fruit Trees, Two Car Garage, LOCATION IS KEY, WITHIN MINUTES to COSTCO!! EASY ACCESS to 880 and San Mateo Bridge, CAL STATE HAYWARD, Chabot College, Southland Mall or St. Rose & Kaiser Hospitals! Walk to Mt. Eden High School and local parks! EXPERIENCE A BLANK CANVAS WHICH AWAITS YOUR TRANSFORMATION, OR JUST MOVE IN and UPDATE in The Near Future! Hurry This One Won't Last!

2463 COLUMBINE DR, Hayward

Listed by Heidy Hurst, (925) 584-6377 from Re/Max Crossroads
(If provided) CoList: from

Sold listing courtesy of Imran (Ron) Nasir from SKWB01

$965,000
3 Beds 2 Baths BE41041210 MLS
Nestled in the highly sought-after Fairview community of Hayward, this home seamlessly combines charm, functionality and an array of distinctive features that are sure to captivate discerning buyers. The kitchen completely remodeled kitchen boasts new cabinets, elegant Quartz countertops, custom tile backsplash, and a contemporary vented hood. The garage is a haven from the elements, equipped with a full air-conditioning system, making it an ideal workspace or bonus living area. The thoughtfully designed garage cabinets create style and storage solutions. The energy-efficient home includes dual pane windows, a 20-panel seller-owned solar system, and an upgraded 200 AMP electrical panel to run all your modern appliances &  electronics. The living room opens up to a large 311 square foot permitted sun room which boasts spectacular Bay Views. The backyard provides open space and a detached entertainment room where the folding glass doors open up an entire wall creating a seamless transition between indoor & outdoor. The home is located on a quiet cul-de-sac and backs up to a beautiful greenbelt and the Sulphur Creek Wildlife area. This residence is not just a house; it's a sanctuary tailored for comfortable living and entertainment.

1836 Trym St, Hayward

Listed by Mike Fowler, (925) 922-2011 from eXp Realty of California
(If provided) CoList: from

Sold listing courtesy of Diana Ip from OBOBDH

$895,000
4 Beds 2 Baths BE41040248 MLS
This sensational home is nestled in the desirable Fairview neighborhood of the Hayward Hills, along the Castro Valley border. This single story gem offers fresh paint, dual pane windows, and stylish flooring throughout. The inviting living room boasts a fireplace, an adjacent office-ready bedroom, and a modernized kitchen with chic cabinetry, stainless appliances, granite counters, and a dining nook. Both bathrooms feature contemporary vanities and tile. The primary suite offers French doors that lead to the backyard. Both the front and rear outdoor spaces have been recently redesigned and provide a true urban oasis. The home has no rear neighbors and the exterior grounds are the perfect spot to entertain and dine al fresco on dazzling autumn evenings. Enjoy nearby amenities, shops, and eateries in the charming downtown locations of both Hayward and Castro Valley. Commuters will value the proximity to Castro Valley BART and major highways. Outdoor enthusiasts have easy access to regional hiking trails, Lake Chabot, and Don Castro Regional Parks for various recreational activities. View the 3D matterport tour at: http://www.2584jacobs.com/mls/115861501

2584 Jacobs St, Hayward

Listed by Julienne Courtney, (925) 989-1669 from Berkshire Hathaway Home Services
(If provided) CoList: from

Sold listing courtesy of Revelina Um from SAEK01

$885,000
4 Beds 2 Baths CC41039895 MLS
Welcome to this updated gem in the highly sought-after Southgate neighborhood! Boasting 4 bedrooms and 2 bathrooms, this move-in-ready residence offers a spacious living area that seamlessly flows into an outdoor patio, perfect for entertaining or relaxation. Revel in the privacy of your well-manicured backyard, featuring pristine landscaping. Inside, a mix of carpet and hardwood flooring complements the home's neutral color palette, while dual pane windows and recessed lighting enhance the already bright and airy ambiance. If you value location, style, and quality, then prepare to fall in love with this charming Southgate home. Don't miss out on this captivating haven!

25867 Peterman Ave, Hayward

Listed by Rebecca Marino, (925) 216-2279 from Elation Real Estate
(If provided) CoList: from

Sold listing courtesy of Jason Phuong Pham from SBKS01

$985,000
3 Beds 2 Baths BE41039817 MLS
Fantastic Single Level Home in the Upper Hayward Hills!! 1,818 sq. ft. 3 bed / 2 bath Home on a Private Court Setting. Never before Available! Same Owner since built. Fresh Paint throughout! New Carpet! Updated baths with tile flooring and glass shower enclosure in primary!! Updated Kitchen!! Hardwood flooring in Family room and Kitchen!! Excellent layout with large formal living room. Open concept kitchen, dining and family room combo with Two sliding glass doors to the rear yard! Walk to East Avenue Park with hiking, biking and trails! Blank slate rear yard. Section 1 clear (see Notice of Completion in Disclosures)! OPEN HOUSE SATURDAY 10/14 & SUNDAY 10/15 1:00 pm - 4:00 pm.

25613 Firebrand Pl, Hayward

Listed by Ralph Watkins III, (510) 278-2121 from Watkins Real Estate
(If provided) CoList: from

Sold listing courtesy of U B Singh from SUBS01

$900,000
3 Beds 2 Baths ML81942368 MLS
Welcome to 526 Jilliene Way, where quality meet's lifestyle. With three spacious generous sized bedrooms, two full baths', nearly 1,200 sq. ft of living space on a nice and flat 5,000 sq. ft lot size, this home is a TEN. Newer roof, mature gorgeous Japanese garden landscaping in front, fruit trees, Tuff shed in back, fence gate for dog run, fabulous FAIRWAY PARK location which is unbeatable, quiet street, easy access to schools, Mission, Garin regional park, dry creek trail & Ridge view loop, super easy fantastic shopping in proximity and easy access to all schools. Walking distance to Treeview Elementary. Come check it out. More details on Fairway park: Very family oriented neighborhood, diversity, a population of 10,987(per Google), offering a dense suburban feel & most residents own their homes with little turnover. Many parks in Fairway Park. Mission Hills Golf course in Proximity, young professionals too in neighborhood along with families & children. 526jillieneway.com

526 Jilliene WAY, Hayward

Listed by Daniel Ebrahemi, 408-761-2883 from Coldwell Banker Realty
(If provided) CoList: from

Sold listing courtesy of Ceasar Brown from SWRR01

$750,000
3 Beds 2 Baths BE41038931 MLS
Investors and handy buyers! Fabulous fixer opportunity in Glen Eden, Palma Ceia. Mid century modern single story home being sold by original owner. North facing 3 bedroom and 2 bath home has so much potential. Mid Century modern features like vaulted ceilings and open beams. The eat in kitchen features a gas range, stainless steel refrigerator and access to yard. Primary bedroom has ensuite bathroom. Laundry located in detached 2 car garage. Roof in good condition. Niced sized lot. Tons of potential in this classic home. Conveniently located close to 880 frwy access, San Mateo & Dumbarton Bridges, Shops, schools and hospitals. Inspections and disclosures available.

2038 Duval Ln, Hayward

Listed by Jane Cresswell, (925) 216-3439 from Realty World Pinnacle
(If provided) CoList: from

Sold listing courtesy of Dan Flores from SVVR01

$810,000
3 Beds 2 Baths BE41039161 MLS
Welcome to this stunningly remodeled 3-bedroom, 2-bathroom home. Step inside to discover an interior transformed with modern elegance. The kitchen boasts exquisite white shaker cabinets, providing ample storage and a timeless aesthetic. Natural light floods through new double-pane windows, creating a warm and inviting atmosphere. Outside, a brand-new driveway welcomes you home and offers convenient parking. The spacious backyard is a blank canvas, ready for your landscaping dreams. This property is perfect for gatherings and entertaining. Located in a peaceful neighborhood, you'll enjoy the tranquility while being just moments away from shops, schools, San Mateo bridge, freeways and parks. Don't miss the opportunity to make this beautifully remodeled home yours, where comfort and style meet in perfect harmony.

27608 Sebastian Way, Hayward

Listed by Yamin Ayesh, (510) 755-5735 from Re/Max Synergy Group
(If provided) CoList: Suraida Abdullah from Re/Max Synergy Group

Sold listing courtesy of Ma Thida Win from SKWB01

$1,030,000
4 Beds 2 Baths BE41038740 MLS
Welcome to your dream single-story home in the desirable Hayward Highlands! This spacious 4-bed, 2-bath gem boasts 1,537SF of comfortable living space, situated on a massive lot spanning 12,844SF. As you step inside, you'll be greeted by a welcoming living room that's perfect for relaxing or entertaining guests. The well-appointed kitchen features beautiful granite countertops and gleaming SS appliances, making meal preparation a delight.The primary suite is a true retreat, offering a walk-in closet and an updated bath for your convenience. On the opposite side of the home, you'll find 3 additional beds and another well-appointed bath, providing ample space for family and guests. One of the standout features of this property is the vast lot, offering panoramic canyon views and endless possibilities for outdoor enjoyment, gardening, or even expansion. The long driveway leads to the detached two-car garage, which presents the perfect opportunity for an ADU conversion. Additional parking is available with a two-car space in front of the home, as well as plenty of street parking for guests. This prime location is just a short walk from CSUEB. Easy access to freeways and proximity to shopping centers ensure that all your daily needs are met with ease.

1692 Highland Blvd, Hayward

Listed by Lily Do, (510) 520-9891 from Compass
(If provided) CoList: from

Sold listing courtesy of Calvin Jenkins from REEX

$1,000,000
3 Beds 3 Baths BE41038470 MLS
Welcome to this desirable Hayward Hills SINGLE LEVEL home, nestled within the Fairview community, offering an enchanting setting that embraces modern living. As you approach, you'll be captivated by the large private front yard, shaded by a lush tree canopy, providing both privacy and a serene atmosphere. Step inside, and you'll immediately notice the beautiful hardwood floors that flow throughout the home, creating a warm and inviting ambiance. The layout includes an inviting living room, perfect for relaxing evenings by the fireplace, and a charming dining room where you can host memorable gatherings. One of the highlights of this home is the expansive deck accessible through French doors, creating a seamless indoor-outdoor flow. This outdoor space invites you to relax, entertain, and soak in the natural beauty of the area. The large kitchen, with oak cabinets and pull-out drawers for an organized kitchen, provides ample space for culinary enthusiasts and has the potential to be customized to your liking. With recessed lighting throughout, you can set the perfect atmosphere for any occasion, whether it's a cozy dinner or a vibrant social gathering. This home is also equipped with energy-efficient dual-pane windows.

23977 Mayville Dr, Hayward

Listed by Lourdes Beaty, (510) 289-9171 from RE/MAX Accord
(If provided) CoList: Beverly Hardy from RE/MAX Accord

Sold listing courtesy of Pri Rijal from KINE

$870,000
3 Beds 2 Baths CC41037887 MLS
Charming home located in the heart of Hayward's Southgate neighborhood. This well-maintained property offers a perfect blend of comfort, convenience, and style. The home features hardwood floors throughout, fresh paint, newer roof, new carpet in bonus room, and a sound floor plan. As you step inside, you are greeted by a spacious and inviting living room, featuring hardwood floors, a fireplace, and a skylight that floods the space with natural light. Immediately adjacent to living room is a three hundred square foot (appx.) bonus room. The kitchen space provides a dining area, cooktop, dishwasher, and ample counter space, and plenty of storage cabinets. The home offers three generously sized bedrooms, each providing a peaceful retreat for rest and relaxation. The master bedroom features an ensuite bathroom, offering privacy and convenience. Remodeled hall bath The large patio area is ideal for barbecues, while the lush green lawn provides a serene setting for outdoor activities. Located in a desirable neighborhood, this home is just moments away from parks, schools, Southland shopping center, Chabot College, and major freeways (880, 238, 92), making commuting a breeze to San Francisco, Silicon Valley, or the Peninsula.

25945 Peterman Avenue, Hayward

Listed by Rick Rodriguez, (510) 326-4795 from Core One Real Estate & Mgmt.
(If provided) CoList: from

Sold listing courtesy of William Dawood from APR

$1,080,000
3 Beds 2 Baths BE41037722 MLS
Step into this updated 3 bed, 2 bath home, where modern comforts meet classic charm. Set off the street, this property promises unparalleled privacy. The kitchen has been completely remodeled several years ago, flaunting stone countertops, tile floors, and state-of-the-art appliances. Adjacent is the dining area, ready for memorable meals. The living room, bathed in natural light, features hardwood floors and a cozy fireplace, making it the perfect spot for relaxation. Both bathrooms echo the kitchen's luxury with their stone finishes and tile flooring. The exterior is a homeowner's paradise. A vast, flat front yard sets the stage, leading to an equally spacious backyard, ideal for entertaining or simply enjoying a quiet evening. For those with a penchant for vehicles or hobbies, the property boasts over 3 garages, including a detached 1.5 car garage. The extended driveway ensures there's always room for extra cars or toys, making this home a rare find for those who value both style and functionality.

31528 Chicoine, Hayward

Listed by Tim Fiebig, (510) 708-8700 from eXp Realty of California
(If provided) CoList: from

Sold listing courtesy of Dustin Roberts from

$975,000
3 Beds 2 Baths BE41037552 MLS
If you want the nicest house on the block, then look no further!  This 3 bedroom 2 bath home is highly upgraded and sits on a large corner lot. This home was built for entertaining with a large Chef's kitchen featuring high-end GE Monogram appliances, a huge kitchen island, wet bar, wine fridge, warming drawer, an under counter microwave, and custom made kitchen sink! There are beautiful real hardwood floors throughout the home and a newly renovated hall bathroom; in a modern farm-house style. The home has central heat, air conditioning, and a wood burning fire place to keep you cozy no matter the weather. Energy efficient upgrades include: dual pane windows, insulated walls, new insulated ducting throughout, two stage furnace and a Nest thermostat. There are hard scape upgrades that include a gas firepit, stone sitting area, and a gas BBQ that awaits your finishing touches. The fully landscaped front and back yards have automatic irrigation and a drip systems for the plants and vegetable gardens. Around the side you will find the shed or home office of your dreams. There is a large side access with enough room for a boat or small RV and it has a custom-built gate that definitely makes a statement. There are too many upgrades and details to list!

454 Dutchess Ln, Hayward

Listed by Frank Perkins, (510) 780-3948 from Perkins Real Estate Inc.
(If provided) CoList: Carl Fox from Fox Realty Group

Sold listing courtesy of Julie Zubiate from REEX

$885,000
3 Beds 2 Baths BE41037228 MLS
A perfect blend of charm and modern conveniences, this beautiful home has an excellent floor plan featuring 3 comfortable bedrooms and 2 bathrooms. The home opens upon a spacious and inviting living room adjacent to a formal dining area perfect for gatherings. A gorgeous remodeled kitchen with ample storage has sleek countertops and high end appliances. There are beautiful floors throughout. The house has a New Roof and the garage has 2 car side-by-side parking. The large backyard has 3 storage sheds and is perfect for outdoor entertaining or simply enjoying the sunshine. Great location with easy freeway access to 880 and 92, Gateway Plaza (includes groceries, many eateries and services), and Schafer Park with picnic areas and play structures. Come see this truly special home!

26072 Cascade St, Hayward

Listed by Steed Ahn, (650) 278-6964 from Coldwell Banker Realty
(If provided) CoList: Susan Ferguson from

Sold listing courtesy of Mei Chen from SGVF01

$1,350,000
3 Beds 2 Baths EB41036573 MLS
Introducing an upgraded single-level residence in Hayward Hills, near JA Lewis Park, Stonebrae Country Club, and Stonebrae Elementary School. This home boasts 3 bedrooms, 2 bathrooms, and an extra-wide two-car garage. Kitchen features elegant stone countertops and tasteful cabinetry, adding sophistication. The open-concept Living/Dining/Family Area showcases Cherrywood sliding doors, enhancing appeal. Luxurious primary bathroom with custom glass shower, dual sinks, and storage. Updated hall bathroom offers stone counter, whirlpool bathtub, and custom tilework. Primary suite has walk-in closet adjoining spacious bedroom, convertible to nursery/home office. Complete with built-in cabinets, mirrors, and window for natural light. Dual-pane windows and crown moldings accentuate the space. Front yard with dry creek and low-maintenance plants enhances curb appeal. Backyard features patio pavers, retaining wall, native grasses, and succulents, creating tranquil oasis. Convenient storage shed in side yard. Swift access to downtown, San Mateo Bridge, and freeways - 880, 580, and 238 - all within 10-minute drive. Coveted location and nearby attractions make this home an exceptional opportunity not to miss.

3632 Seabreeze Ct, Hayward

Listed by Nathan Jines, (510) 220-4714 from KW Advisors East Bay
(If provided) CoList: from

Sold listing courtesy of Kas Farsad from SVVI

$825,000
3 Beds 2 Baths BE41036455 MLS
Discover this meticulously maintained and inviting home, nestled behind a vibrant water-wise front garden. Inside, enjoy timeless hardwood floors, newer carpets, and a central laundry room for convenience. The primary bedroom suite offers space and functionality with a built-in desk area, and the bathrooms feature recirculating pumps for added comfort. The dual dining areas cater to different occasions - a formal space for gatherings and a light-filled eat-in area by grand windows, overlooking the spacious Florida room (approximately 10 x 30). Step outside to a beautifully landscaped yard with a lawn, fruit trees, a vegetable garden, fragrant roses, and organized storage sheds. Birchfield Park is just a short walk away, adding to the appeal of this charming home.

523 Lagunitas Ln, Hayward

Listed by Louise Lovewell, (510) 351-5555 from RE/MAX Accord
(If provided) CoList: Katie Lovewell from RE/MAX Accord

Sold listing courtesy of OUT OF AREA OUT from OBBOUT

$955,000
3 Beds 2 Baths BE41036320 MLS
WOW, THIS IS YOUR DREAM HOME COME TRUE! The pride of ownership is shown throughout this beautiful house located in desirable Fairway Park. The $145K upgrades include: *3-year Roof *owned solar system *new copper pipes *new Furnace *New A/C *Hickory hardwood floor *Custom extra-wide sliders to landscaped backyard *Dual pane windows in every room *Recessed lights in living room and all bedrooms *Custom closets and display cabinets *Upgraded kitchen *White shaker kitchen cabinets *Stone counter *Custom breakfast area *Samsung 4-dr refrigerator *Fotile range hood *Boche dishwaser *Fully rennovated bathrooms * Tile walls and shower enclosure *Frameless shower doors *Grohe shower system *New mirrors and vanities *Fully landscaped front and backyard *Enclosed lighted front patio *Gazebo and storage room in backyard *Garage is refinished with white walls, epoxy floor and Electric Car Charger. This house is flooded with natural light. Its excellent floor plan seemlessly connects the living room to dining and kitchen. The backyard offers a nice view of Mission hills. Act fast - this beautiful home won't last!

420 Rivercrest Ln, Hayward

Listed by Sylvia So-Yi Wong, (510) 574-5696 from Coldwell Banker Realty
(If provided) CoList: from

Sold listing courtesy of Xiaoyan Salvadori from SCCB02

$1,060,000
5 Beds 2 Baths BE41036249 MLS
Nestled in the highly sought-after Southgate neighborhood, this immaculate and recently remodeled 5-bedroom, 2-bathroom home offers an unparalleled combination of modern luxury and suburban comfort. Boasting a prime court location, this residence provides the perfect balance of privacy, comfortable living and entertaining. Step inside to discover an inviting interior adorned with tasteful finishes and an abundance of natural light. The thoughtful layout allows for effortless flow between living spaces, making it ideal for both daily living and entertaining. Looking to unwind or host gatherings? The backyard oasis awaits you with a variety of fruit trees that not only add beauty but provide a delicious harvest. Imagine picking fresh fruit just steps from your door. Convenience meets connectivity as this home is centrally located near Highway 880 and the San Mateo Bridge, offering easy access to both local destinations and the broader Bay Area. Enjoy shopping at Southland Mall or Union Landing, stocking up at Costco, taking a refreshing dip in the Southgate pool, or exploring the cultural offerings of Chabot College and Cal State East Bay-all just moments away. **Some photos virtually staged.

1541 Fry Ln, Hayward

Listed by Casey Serafino-Lee, (510) 909-6175 from Intero Real Estate Services
(If provided) CoList: from

Sold listing courtesy of Lan Nguyen from DVPS

$1,301,000
4 Beds 3 Baths BE41035062 MLS
Welcome to this exquisite property nestled in the sought-after Hayward Hills. This rarely available single-story boasts a sprawling floor plan, offering almost 2400 sqft of comfortable living space. With it's charming curb appeal and private setting, this home promises an oasis for those seeking a serene escape. You'll be greeted by the warmth of the interior, featuring a well-designed floor plan that maximizes both comfort and functionality. The large master suite with glass sliders, opens to the backyard, inviting natural light and providing access to the outdoors, a peaceful retreat to tranquil settings. Entertain with ease in the spacious and separate family, living, and dining rooms. The kitchen, which is fully equipped with modern appliances and ample storage, provides and excellent canvas which awaits a special touch to upgrade and personalize it according to your culinary desires. The bathrooms also offer tremendous potential to create your own spa-like oasis. The professionally maintained park-like backyard is where you find various healthy fruit trees, promising an abundance of summer fruits. Additonal features of this home include a two car garage with extra storage, separate laundry room, energy efficient windows, sliders and french doors.

25625 Paul Ct, Hayward

Listed by Lourdes Beaty, (510) 289-9171 from RE/MAX Accord
(If provided) CoList: Beverly Hardy from RE/MAX Accord

Sold listing courtesy of Doreen Marandon from APR

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