195 Blossom Hill Rd #156 · San Jose, CA 95123

$335,000

3 bd · 2.0 ba · 1,269 sqft · Manufactured · 1 Days on market

Built 2002 $264/sqft · 15% above area Est $291k · 15% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this bright and inviting 3-bedroom, 2-bath manufactured home located in a highly desirable 55+ community. At least one owner must be 55 years of age or older, and any additional owner or occupant must be 40 years of age or older. Step into the spacious open living room and immediately notice the vaulted ceilings and custom high window that fills the space with natural light. The beautifully designed kitchen offers a functional layout with a charming eat-in nook overlooking the front of the home and offers plenty of cabinet storage. Down the hallway, you'll find a full hall bathroom and two generously sized bedrooms. At the end of the hall, the primary suite offers plenty of space, large windows, a walk-in closet, and an primary bathroom featuring a sunken soaking tub, separate stall shower, and dual vanity sinks. Additional highlights include a brand-new roof, new water heater, central heating and A/C for year-round comfort. Conveniently located near shopping centers, restaurants, Oakridge Mall, and major highways, this home offers both comfort and accessibility. With low space rent, it also presents an excellent value and opportunity for relaxed, low-maintenance living.

Key facts

• Custom high window
• Vaulted ceilings
• Charming eat-in nook

Tags

• SPACIOUS OPEN LIVING ROOM
• VAULTED CEILINGS
• CUSTOM HIGH WINDOW
• FUNCTIONAL KITCHEN LAYOUT
• CHARMING EAT-IN NOOK
• PLENTY OF CABINET STORAGE

Property features AI

Finance

• HOA & community: Community pool; Club house; Barbecue area; Billiard room; Playground; Putting green; Garden/greenbelt/trails; RV/boat storage; Common utility room

Exterior

• Parking: Carport; Covered parking; Tandem parking; Guest/visitor parking; Other parking (space #156)
• Utilities: Public sewer; Public water with individual water meter; Individual electric meter; Individual gas meter; Public utilities
• Home design: Senior community (55+; options noted for 1 resident 55+, 55+, and 65+); Board approval required; Pets not allowed or limited by number; Leased land with unit to remain
• Construction: Grab bars (accessibility feature)
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Gas cooktop; Dishwasher; Exhaust fan; Garbage disposal; Ice maker; Refrigerator
• Bedrooms: 3 bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl/linoleum
• Bathrooms: 2 full bathrooms with double sinks, shower and tub, stall shower, and sunken/garden tub
• Heating & cooling: Central forced air heating; Central forced air cooling; Ceiling fan(s)
• Interior features: High ceilings; Vaulted ceiling; Separate family room; Dining area in living room; Grab bars
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Cap rate 10.3% 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.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.8%/yr); 128 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 32% of the median local income ($144k/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 $10k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $94k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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.
• Current owner paid $193k; list at $335k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $291,001
• List price: $335,000
• Delta: 15.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Blossom Hill Rd #229	0.00mi	2/2.0 (-1)	1,344 (+6%)	8mo	$269,000	$200	78
195 Blossom Hill Rd #134	0.04mi	2/1.0 (-1)	1,300 (+2%)	14mo	$260,000	$200	73
165 Blossom Hill Rd #88	0.26mi	3/2.0	1,298 (+2%)	14mo	$360,000	$277	72
195 Blossom Hill Road #152 #152	0.04mi	2/2.0 (-1)	1,380 (+9%)	16mo	$280,000	$203	65
165 Blossom Hl #304	0.18mi	2/2.0 (-1)	1,120 (-12%)	4mo	$335,000	$299	64
165 Blossom Hill Rd #97	0.18mi	3/2.0	1,100 (-13%)	16mo	$383,000	$348	56
195 Blossom Hill Rd #218	0.18mi	2/2.0 (-1)	1,440 (+14%)	12mo	$200,000	$139	54
165 Blossom Hill Rd #284	0.26mi	3/2.0	1,100 (-13%)	13mo	$390,000	$355	54
401 Lily Ann Way #401	0.32mi	3/2.0	1,152 (-9%)	21mo	$320,000	$278	52
165 Blossom Hill Rd #371	0.18mi	2/2.0 (-1)	1,440 (+14%)	20mo	$339,000	$235	48
165 Blossom Hill Rd #59	0.26mi	2/2.0 (-1)	1,440 (+14%)	18mo	$406,000	$282	45
510 Saddlebrook Dr #293	0.70mi	3/2.0	1,392 (+10%)	10mo	$410,000	$295	42

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 · 3.84% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $20,772
• Equity at exit: $49,950

10-year hold

• IRR: 15.7%
• Equity multiple: 2.32×
• Total profit: $123,899
• Equity at exit: $28,965

Cash invested: $93,800 (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 95123

• Rents YoY: 3.8%
• Active inventory: 128
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,907 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,129

Break-even live

Break-even rent $2,478

Max offer price $335,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,318	-5% $1,224	+0% $1,129	+5% $1,034	+10% $540
Rent	-10% $820	-5% $974	+0% $1,129	+5% $1,283	+10% $1,437
Rate	-1.0pp $1,297	-0.5pp $1,214	base $1,129	+0.5pp $1,042	+1.0pp $954

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5683 Beswick Dr San Jose, CA	2.0	1.0	1100	$3,200	$2.91	3d	1	0.26mi
5590 Makati Cir San Jose, CA	2.0	2.0	1233	$3,395	$2.75	3d	1	0.35mi
5480 Lean Ave San Jose, CA	2.0	1.0	880	$2,910	$3.31	2d	3	0.37mi
5659 Lathrop Dr San Jose, CA	3.0	2.0	1543	$4,300	$2.79	2d	1	0.50mi
56 Cherry Crest Ln San Jose, CA	2.0	2.0	986	$3,200	$3.25	2d	1	0.62mi
5560 Lexington Ave San Jose, CA	2.0	1.0–2.0	846	$3,530	$4.17	2d	14	0.64mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1050	$4,965	$4.73	2d	18	0.71mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$4,357	$4.30	2d	7	0.73mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1028	$5,169	$5.03	2d	26	0.78mi
282 Tradewinds Dr San Jose, CA	2.0	1.0	959	$3,100	$3.23	2d	1	0.82mi
348 Calero Ave San Jose, CA	3.0	2.0	1484	$4,450	$3.00	15d	1	0.91mi
5491 Demerest Ln San Jose, CA	3.0	2.5	1335	$4,800	$3.60	2d	1	0.95mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,900	$3.09	2d	2	0.96mi
5959 Charlotte Dr San Jose, CA	3.0	4.0	1700	$4,000	$2.35	3d	1	0.99mi
5322 Wong Dr San Jose, CA	1.0–2.0	1.0–2.0	800	$3,217	$4.02	2d	3	1.03mi
5358 Borneo Cir San Jose, CA	3.0	2.0	1246	$3,440	$2.76	8d	1	1.04mi
5968 Sorrel Ave San Jose, CA	3.0	2.0	1377	$4,200	$3.05	2d	1	1.07mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	2d	1	1.20mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	4d	1	1.20mi
6063 Pineland Ave San Jose, CA	3.0	2.0	1223	$4,295	$3.51	2d	1	1.21mi
475 Chinook Ln San Jose, CA	3.0	2.0	1513	$4,700	$3.11	22d	1	1.23mi
6184 Cottle Rd San Jose, CA	2.0	2.0	980	$3,045	$3.11	2d	2	1.33mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	2d	1	1.41mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	2d	1	1.45mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,953	$4.83	0d	4	1.50mi

Listing history 29 events

1. 2026-06-18
   days on marketlisting id $335,000 Active 1 DOM

   Show marketing remark (1200 chars)

   Welcome to this bright and inviting 3-bedroom, 2-bath manufactured home located in a highly desirable 55+ community. At least one owner must be 55 years of age or older, and any additional owner or occupant must be 40 years of age or older. Step into the spacious open living room and immediately notice the vaulted ceilings and custom high window that fills the space with natural light. The beautifully designed kitchen offers a functional layout with a charming eat-in nook overlooking the front of the home and offers plenty of cabinet storage. Down the hallway, you'll find a full hall bathroom and two generously sized bedrooms. At the end of the hall, the primary suite offers plenty of space, large windows, a walk-in closet, and an primary bathroom featuring a sunken soaking tub, separate stall shower, and dual vanity sinks. Additional highlights include a brand-new roof, new water heater, central heating and A/C for year-round comfort. Conveniently located near shopping centers, restaurants, Oakridge Mall, and major highways, this home offers both comfort and accessibility. With low space rent, it also presents an excellent value and opportunity for relaxed, low-maintenance living.

2. 2026-06-16
   days on market $335,000 Active 113 DOM
3. 2026-06-15
   days on market $335,000 Active 112 DOM
4. 2026-06-13
   days on market $335,000 Active 110 DOM
5. 2026-06-13
   days on market $335,000 Active 109 DOM
6. 2026-06-09
   days on market $335,000 Active 106 DOM
7. 2026-06-08
   days on market $335,000 Active 105 DOM
8. 2026-06-07
   days on market $335,000 Active 104 DOM
9. 2026-06-05
   days on market $335,000 Active 101 DOM
10. 2026-06-03
    days on market $335,000 Active 100 DOM
11. 2026-06-02
    days on market $335,000 Active 99 DOM
12. 2026-06-01
    days on market $335,000 Active 98 DOM
13. 2026-05-31
    days on market $335,000 Active 97 DOM
14. 2026-04-22
    price $335,000 1076-char remark
15. 2026-04-22
    price $335,000 1076-char remark
16. 2026-02-23
    listed $349,000 Active 1076-char remark
17. 2026-02-23
    listed $349,000 Active 1076-char remark
18. 2021-07-01
    soldstatus $192,515 Sold 995-char remark
19. 2021-06-28
    status Pending (Do Not Show) 995-char remark
20. 2021-05-23
    historical Contingent 995-char remark
21. 2021-05-18
    price $195,000 995-char remark
22. 2021-04-28
    status Active 995-char remark
23. 2021-04-27
    historical Contingent 995-char remark
24. 2021-04-18
    listed $209,000 Active 995-char remark
25. 2006-02-14
    soldstatus $142,000
26. 2005-12-28
    listed $142,000
27. 2003-06-27
    historical
28. 2003-05-01
    soldstatus $95,000
29. 2002-07-11
    listed $99,900

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$1,812/yr (+$151/mo · 247.0%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone D · 5% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,879
• − Mortgage interest: −$18,765
• − Property taxes: −$734
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,750
• − Management: −$3,750
• − Depreciation: −$9,745
• Taxable income: $8,459
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $11,514/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: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 of 1400 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): 69,677
• Household income: $144,276
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 2239.0

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: White 35% Hispanic / Latino 29% Asian 27% Two or more races 18% Black 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 17% Vietnamese 7% Other Indo-European 6%

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: ▼ -1261.30%
• Current HPI: 380.1046
• Rent YoY: ▲ 3.84%
• 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

+235.3% since first listed

17 events — show timeline

• 2026-06-18 Listed $335,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-18 Listed $335,000 MLSListings
• 2026-06-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-22 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-23 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-01 Sold (MLS) $192,515 MLSListings
• 2021-06-28 Pending — MLSListings
• 2021-05-23 Contingent — MLSListings
• 2021-05-18 Price Changed $195,000 MLSListings
• 2021-04-28 Relisted — MLSListings
• 2021-04-27 Contingent — MLSListings
• 2021-04-18 Listed $209,000 MLSListings
• 2006-02-14 Sold (MLS) $142,000 MLSListings
• 2005-12-28 Listed $142,000 MLSListings
• 2003-06-27 Listing Removed — MLSListings
• 2003-05-01 Sold (MLS) $95,000 MLSListings
• 2002-07-11 Listed $99,900 MLSListings

Property tax history

-11.6%/yr

Latest (2011): $734 · -14.7% YoY. Source: county tax records.