1085 TASMAN DR, SPC 537 · Sunnyvale, CA 94089

$299,998

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 3 Days on market

Built 1992 Est $316k · 5% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Bungalow offers 2 bedrooms and 2 full bathrooms plus a Den! Enjoy a bright light filled kitchen. Recently painted two tone cabinets, tile counter tops, and full tile backsplash are just a few of the upgrade amenities this home offers. Formal dining room, perfect for entertaining and family dinners. Spacious primary bedroom suite offers a walk in closet and spa like bathroom including a jetted tub. Convenient indoor laundry room with extra storage cabinets and laundry tub, perfect for washing the dog! Outdoor amenities include 3 car parking carport, new shed, wrap around porch, and patio area. This home has a one year old roof, and has been recently painted. Located close to major freeways, shopping, and light rail.

Key facts

• Bungalow style
• Private patio area
• Wraparound porch

Tags

• BUNGALOW STYLE
• WRAPAROUND PORCH
• PRIVATE PATIO AREA
• NEWER STORAGE SHED
• 3 CAR COVERED CARPORT

Property features AI

Finance

• Other: Urban community setting
• Financial info: Assessments: Unknown — buyer to verify
• HOA & community: Land lease community (Casa de Amigos Mobile Park); Monthly land lease: $1,455.78; Manager approval required

Exterior

• Parking: Located in Casa de Amigos Mobile Park
• Utilities: Public sewer; District/public water
• Home design: Mobile home (model 5562F); Single-story; Entry level: 1
• Construction: Mobile width 26 ft, length 56 ft; Year built per builder
• Exterior features: Back yard; Community pool

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home with front entry; Entry located at the front
• Laundry & utility: Washer/dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Cap rate 12.3% vs local median 1.2% in Sunnyvale — 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 82/100 on livability (#37 in CA, #1,258 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Santa Clara Unified (urban): math 49% / reading 66% proficiency, ranked #75 of 517 in CA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 68 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 ($158k/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 $9k 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 + 2.6% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,998

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $315,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1085 Tasman Dr #708	0.00mi	3/2.0 (+1)	1,440 (-1%)	1mo	$313,000	$217	93
1085 Tasman Dr #413	0.11mi	2/2.0	1,440 (-1%)	3mo	$225,000	$156	90
1225 Vienna Dr #370	0.30mi	2/2.0	1,440 (-1%)	2mo	$210,000	$146	83
1225 Vienna Dr #925	0.28mi	2/2.0	1,490 (+2%)	1mo	$305,000	$205	82
690 Persian Dr #61	0.46mi	2/2.0	1,464 (+0%)	2mo	$229,500	$157	76
1225 Vienna Dr #150	0.28mi	3/2.0 (+1)	1,521 (+4%)	3mo	$374,000	$246	72
1225 Vienna Dr #938	0.20mi	2/2.0	1,296 (-11%)	1mo	$245,500	$189	72
1225 Vienna Dr #114	0.20mi	3/2.0 (+1)	1,600 (+10%)	2mo	$380,000	$238	68
1225 Vienna Dr #44	0.28mi	3/2.0 (+1)	1,658 (+14%)	1mo	$349,000	$210	58
1220 Tasman Dr #142	0.42mi	3/2.0 (+1)	1,590 (+9%)	3mo	$355,000	$223	58
1220 Tasman Dr #124	0.52mi	3/2.0 (+1)	1,336 (-8%)	2mo	$320,000	$240	55
600 E Weddell Dr #192	0.73mi	3/2.0 (+1)	1,248 (-14%)	2mo	$300,000	$240	35

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $18,459
• Equity at exit: $44,731

10-year hold

• IRR: 14.8%
• Equity multiple: 2.17×
• Total profit: $98,682
• Equity at exit: $25,938

Cash invested: $83,999 (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 94089

• Home prices YoY: -1.1%
• Rents YoY: 2.6%
• Active inventory: 68
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,524 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $1,074

Break-even live

Break-even rent $3,164

Max offer price $299,998

Occupancy floor 71%

Sensitivity live

Price	-10% $1,282	-5% $1,178	+0% $1,074	+5% $971	+10% $867
Rent	-10% $717	-5% $896	+0% $1,074	+5% $1,253	+10% $1,432
Rate	-1.0pp $1,225	-0.5pp $1,151	base $1,074	+0.5pp $997	+1.0pp $917

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,307	$3.74	0d	6	0.25mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	0d	3	0.47mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	3d	9	0.50mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$4,849	$3.86	0d	10	0.84mi
1160 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1025	$4,853	$4.73	0d	5	0.87mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,147	$6.10	0d	14	0.98mi
725 San Simeon St #1617 Sunnyvale, CA	3.0	2.0	1008	$5,400	$5.36	0d	1	1.01mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,228	$3.55	3d	12	1.06mi
785 N Fair Oaks Ave #8 Sunnyvale, CA	2.0	1.0	926	$3,300	$3.56	12d	1	1.17mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	17d	1	1.19mi
676 Johanna Ave Unit 2 Sunnyvale, CA	2.0	1.0	892	$2,650	$2.97	3d	1	1.19mi
1250 Lakeside Dr Sunnyvale, CA	2.0	1.0–2.0	934	$5,447	$5.83	0d	8	1.20mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$4,598	$5.09	0d	1	1.21mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1001	$6,915	$6.90	0d	33	1.34mi

Listing history 8 events

1. 2026-06-21
   days on market $299,998 Active 3 DOM
2. 2026-06-18
   statusdays on market $299,998 Active 1 DOM
3. 2026-06-17
   days on market $299,998 Coming Soon 6 DOM
4. 2026-06-16
   days on market $299,998 Coming Soon 5 DOM
5. 2026-06-15
   days on market $299,998 Coming Soon 4 DOM
6. 2026-06-13
   days on market $299,998 Coming Soon 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $299,998 Coming Soon 1 DOM

ⓘ 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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,289
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$6,618
• − Repairs & maintenance: −$4,343
• − Management: −$4,343
• − Depreciation: −$8,727
• Taxable income: $8,952
• Est. tax owed @ 24.0%: −$2,149
• After-tax cash flow: $10,742/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: Santa Clara Unified
• NCES district ID: 0635430
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $97,320
• Composite: 53.46/100
• National rank: #1459
• State rank: #75 of 517 in CA

Livability — Sunnyvale

• Score: 82/100
• State rank: #37
• US rank: #1258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunnyvale, CA
• County: Santa Clara County · 1,806,974 people
• City population: 154,236
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 22,699
• Household income: $158,304
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 558.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Asian 45% White 24% Hispanic / Latino 24% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Estonian 1%
• Foreign-born: 51% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 18% Chinese 12% Other Asian/Pacific 8%

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: ▼ -3.70%
• Current HPI: 338.6935
• Rent YoY: ▲ 2.63%
• 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

+167.9% since first listed

11 events — show timeline

• 2026-06-12 Coming Soon $299,998 CRMLS
• 2022-06-01 Sold (MLS) $305,000 MLSListings
• 2022-05-25 Pending — MLSListings
• 2022-04-19 Contingent — MLSListings
• 2022-04-08 Listed $299,000 MLSListings
• 2008-07-18 Sold (MLS) $120,000 MLSListings
• 2008-06-14 Listing Removed — MLSListings
• 2008-05-22 Listed $124,000 MLSListings
• 2006-08-11 Listing Removed — MLSListings
• 2006-06-27 Sold (MLS) $104,000 MLSListings
• 2006-05-16 Listed $112,000 MLSListings

Property tax history

-3.6%/yr

Latest (2011): $374 · -24.8% YoY. Source: county tax records.