625 Hillsdale Ave #109 · San Jose, CA 95136

$359,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 60 Days on market

Built 1976 Good condition $250/sqft · at area comps Est $357k · 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.2/15.0
• 1% rule +6.2/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

Key facts

• Light rail station
• Grocery stores
• Walk-in closets

Tags

• UPDATED HOME
• WALK-IN CLOSETS
• LIGHT RAIL STATION
• GROCERY STORES
• BANKS
• STARBUCKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $349k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.6% in San Jose — 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 78/100 on livability (#68 in CA, #2,559 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• East Side Union High (urban): math 53% / reading 70% proficiency, ranked #69 of 517 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shirakawa (George Sr.) Elementary (633 students, 49% FRL); Bridges Academy (287 students, 72% FRL); Evergreen Valley High (math 76% / reading 83%, grade A-, #45 of 1,170 statewide, top 4%, 2,767 students, 13% FRL).
• Zoned-school proficiency averages 80% at this address vs 62% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the East Side Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.4%/yr); 91 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• This rent runs 34% of the median local income ($142k/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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Santa Clara County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood 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 $349,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $357,170
• List price: $359,900
• Delta: 0.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Mountain Spgs #120	0.07mi	2/2.0 (-1)	1,440 (0%)	4mo	$225,000	$156	88
126 Mountain Springs Dr #126	0.12mi	2/2.0 (-1)	1,440 (0%)	2mo	$350,000	$243	88
146 Mountain Springs Dr #146	0.10mi	2/2.0 (-1)	1,440 (0%)	6mo	$325,000	$226	85
242 Mountain Springs Dr #242	0.17mi	3/2.0	1,488 (+3%)	3mo	$444,950	$299	84
3300 Narvaez Ave #175	0.21mi	3/2.0	1,490 (+4%)	1mo	$325,000	$218	83
149 Mountain Springs Dr #149	0.12mi	2/2.0 (-1)	1,440 (0%)	8mo	$220,000	$153	82
236 Mountain Springs Dr #236	0.21mi	3/2.0	1,488 (+3%)	10mo	$450,000	$302	76
255 Mountain Springs Dr #255	0.17mi	3/2.0	1,584 (+10%)	3mo	$525,000	$331	73
543 Mountain Home Dr #543	0.15mi	2/2.0 (-1)	1,536 (+7%)	7mo	$419,000	$273	71
547 Mountain Home Dr #68	0.13mi	3/3.0	1,560 (+8%)	8mo	$455,000	$292	69
3300 Narvaez Ave #53	0.26mi	3/2.0	1,617 (+12%)	11mo	$370,000	$229	58
3637 Snell Ave #12	0.74mi	3/2.0	1,440 (0%)	9mo	$353,000	$245	58

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-16,973
• Equity at exit: $53,662

10-year hold

• IRR: 5.6%
• Equity multiple: 1.43×
• Total profit: $42,908
• Equity at exit: $31,118

Cash invested: $100,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City San Jose: 0 Strongly Tenant-Friendly · D+24

Apartment Rent Ordinance covers pre-1979 multifamily.

Methodology + full state rankings →

ZIP-level market 95136

• Rents YoY: 3.4%
• Active inventory: 91
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,025 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $625

Break-even live

Break-even rent $3,234

Max offer price $359,900

Occupancy floor 79%

Sensitivity live

Price	-10% $873	-5% $749	+0% $625	+5% $500	+10% $376
Rent	-10% $307	-5% $466	+0% $625	+5% $784	+10% $943
Rate	-1.0pp $806	-0.5pp $716	base $625	+0.5pp $531	+1.0pp $436

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3157 Regency Ave #612 San Jose, CA	2.0	2.5	1282	$4,195	$3.27	3d	1	0.22mi
3158 Regency Ave San Jose, CA	2.0	2.5	1257	$3,695	$2.94	0d	1	0.24mi
2988 Grassina St #309 San Jose, CA	2.0	2.0	1048	$3,600	$3.44	3d	1	0.38mi
318 Araglin Ct San Jose, CA	2.0	2.0	1168	$3,300	$2.83	4d	1	0.40mi
2070 Mary Helen Ln San Jose, CA	3.0	4.0	1781	$4,495	$2.52	0d	1	0.47mi
3601 Copperfield Dr San Jose, CA	1.0–3.0	1.0–3.0	1088	$4,571	$4.20	0d	24	0.51mi
2986 Lina St #7 San Jose, CA	3.0	3.0	1813	$5,500	$3.03	18d	1	0.52mi
3200 Rubino Dr San Jose, CA	1.0–2.0	1.0–2.0	928	$3,725	$4.01	0d	1	0.65mi
778 Bend Ave San Jose, CA	3.0	2.0	1688	$4,375	$2.59	45d	1	0.72mi
818 Foxworthy Ave San Jose, CA	3.0	2.5	1589	$4,700	$2.96	19d	1	0.76mi
818 Foxworthy Ave San Jose, CA	3.0	2.5	1589	$4,700	$2.96	21d	1	0.76mi
3024 Goodacre Pl San Jose, CA	3.0	2.5	1431	$2,200	$1.54	45d	1	0.78mi
3115 Tuscolana Way #1595 San Jose, CA	3.0	2.5	1580	$4,430	$2.80	18d	1	0.85mi
4162 Wessex Dr Unit Na San Jose, CA	3.0	2.0	1200	$4,250	$3.54	22d	1	0.86mi
45 Esfahan Dr San Jose, CA	3.0	2.5	1794	$4,395	$2.45	0d	1	0.98mi
244 Vista Roma Way San Jose, CA	4.0	2.5	1800	$4,400	$2.44	0d	1	0.98mi
4000 Ellmar Oaks Dr San Jose, CA	1.0–3.0	1.0–2.0	876	$4,677	$5.34	0d	31	1.03mi
1277 Babb Ct San Jose, CA	2.0	2.0	1123	$3,550	$3.16	0d	2	1.04mi
861 Branham Ln Unit 3 San Jose, CA	2.0	1.5	1100	$2,700	$2.45	16d	1	1.08mi
3129 Kenland Dr San Jose, CA	3.0	2.0	1094	$3,450	$3.15	0d	1	1.13mi
287 Kenbrook Cir San Jose, CA	2.0	2.0	1012	$2,795	$2.76	0d	1	1.14mi
4647 Powderborn Ct San Jose, CA	3.0	2.5	1496	$3,795	$2.54	45d	1	1.17mi
334 Olive Hill Dr San Jose, CA	2.0	3.0	1368	$4,150	$3.03	0d	1	1.17mi
262 Azevedo Cir #1603 San Jose, CA	3.0	3.0	1620	$3,720	$2.30	0d	1	1.21mi
200 Lewis Rd San Jose, CA	1.0–3.0	1.0–2.0	867	$2,821	$3.25	0d	1	1.25mi
4778 Eagle Lake Dr San Jose, CA	3.0	2.0	1508	$4,595	$3.05	0d	1	1.29mi
2212 Almaden Rd Unit B San Jose, CA	2.0	2.0	1200	$3,195	$2.66	5d	1	1.30mi
1036 Cumberland Pl San Jose, CA	2.0	2.0	1264	$5,375	$4.25	45d	1	1.33mi
4300 The Woods Dr San Jose, CA	3.0	1.0–3.5	918	$4,099	$4.47	0d	1	1.38mi
559 Manor Dr Unit NA San Jose, CA	2.0	1.5	1200	$3,300	$2.75	45d	1	1.42mi
167 Rancho Manor Ct San Jose, CA	2.0	3.0	950	$3,150	$3.32	0d	1	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $359,900 Active 60 DOM
2. 2026-06-18
   days on market $359,900 Active 57 DOM
3. 2026-06-17
   days on market $359,900 Active 56 DOM
4. 2026-06-16
   days on market $359,900 Active 55 DOM
5. 2026-06-15
   days on market $359,900 Active 54 DOM
6. 2026-06-13
   days on market $359,900 Active 52 DOM
7. 2026-06-13
   days on market $359,900 Active 51 DOM
8. 2026-06-09
   days on market $359,900 Active 48 DOM
9. 2026-06-08
   days on market $359,900 Active 47 DOM
10. 2026-06-07
    days on market $359,900 Active 46 DOM
11. 2026-06-05
    days on market $359,900 Active 43 DOM
12. 2026-06-03
    days on market $359,900 Active 42 DOM
13. 2026-06-02
    days on market $359,900 Active 41 DOM
14. 2026-06-01
    days on market $359,900 Active 40 DOM
15. 2026-05-31
    days on market $359,900 Active 39 DOM
16. 2026-04-24
    status Active 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

17. 2026-04-23
    status Active 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

18. 2026-04-16
    historical 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

19. 2026-04-16
    historical 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

20. 2026-04-15
    listed $359,900 Active 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

21. 2026-04-15
    listed $359,900 Active 407-char remark

    Show marketing remark (407 chars)

    Move right in to this updated home in the highly desirable 55+ age-restricted Mountain Springs mobile home community. The home features three bedrooms and two bathrooms. All bedrooms feature walk-in closets. Mountain Springs is situated close to the light rail station, Home Depot, grocery stores, banks, Starbucks and many restaurants. You will love living here. The home has low space rent of $1026/month.

ⓘ 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 8/10 Severe FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,298
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$2,614
• − Repairs & maintenance: −$3,864
• − Management: −$3,864
• − Depreciation: −$10,470
• Taxable income: $1,928
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $7,032/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 · 1 photo

Good 80/100 Cosmetic rehab

This updated mobile home in a desirable community is in good condition with minor cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value.
• Both Trim and hedge maintenance — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value. ↑
• Both Trim and hedge maintenance — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑

ⓘ 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: East Side Union High
• NCES district ID: 0611820
• Math proficiency: 53% ▲ 12.00%
• Reading proficiency: 70% ▲ 8.00%
• Median HH income: $80,293
• Composite: 55.15/100
• National rank: #1278
• State rank: #69 of 517 in CA

Livability — San Jose

• Score: 78/100
• State rank: #68
• US rank: #2559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jose, CA
• County: Santa Clara County · 1,806,974 people
• City population: 954,479
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 48,056
• Household income: $142,433
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1653.0

Population outlook (Santa Clara County) Hauer SSP2

• Today (2025): 2,179,074 people
• By 2030: 2,301,297 · +5.6%
• By 2040: 2,528,195 · +16.0%
• By 2050: 2,712,135 · +24.5%
• By 2075: 2,998,701 · +37.6%
• By 2100: 2,931,429 · +34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Asian 36% White 29% Hispanic / Latino 26% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Scotch-Irish 1% Lithuanian 1% Russian 1%
• Foreign-born: 38% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 16% Vietnamese 12% Other Indo-European 7%

Political lean MEDSL · Santa Clara

• 2024 margin: Solid D (+40.0) · D 68.1% · R 28.1% · Other 3.8%
• 2008→2024 swing: -0.9pp no change · 2008: 40.9pp · 2024: 40.0pp
• All cycles: 2024: D+40.0 2020: D+47.4 2016: D+52.5 2012: D+42.1 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1427.80%
• Current HPI: 336.6634
• Rent YoY: ▲ 3.36%
• Metro: San Jose-Sunnyvale-Santa Clara, 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

+0.0% since first listed

6 events — show timeline

• 2026-04-24 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-23 Relisted — MLSListings
• 2026-04-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-16 Listing Removed — MLSListings
• 2026-04-15 Listed $359,900 MLSListings
• 2026-04-15 Listed $359,900 bridgeMLS, Bay East AOR, or Contra Costa AOR