501 Moorpark Way #104 · Mountain View, CA 94041

$498,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 42 Days on market

Built 2014 Est $346k · 44% over

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Why this score? — see what drove the D+ 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 +16.2/30.0
• Schools +8.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.5/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 501 Moorpark Way #104, a beautifully maintained mobile home offering an exceptional opportunity to own in the heart of Silicon Valley at an incredible value. Premier Mountain View Los Altos (MVLA) Union High School District . Located in the highly desirable Mountain View community, this spacious home combines comfort, convenience, and modern living in one of the Bay Area’s most sought-after locations. Featuring approximately 1,200 square feet of living space with soaring ceilings and abundant natural light, the home offers an open and airy layout ideal for both daily living and entertaining. The main living areas are enhanced with quality hardwood flooring, creating a warm

Key facts

• Hardwood flooring
• Clubhouse
• Open-concept kitchen

Tags

• MOUNTAIN VIEW COMMUNITY
• HARDWOOD FLOORING
• OPEN-CONCEPT KITCHEN
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Located in Moorpark Mobile Homes park; Double body type (multi-unit info)
• HOA & community: Part of an association; Association amenities include pool; Community street lighting; Rent includes association dues, trash, and water; Land lease of $845 monthly (seller-provided)

Exterior

• Parking: Driveway and parking space; 3 uncovered parking spaces
• Utilities: Public sewer; District/public water; Water available; Natural gas available; Sewer connected; Cable available; Electricity available
• Home design: Single-story; Entry at level 1; Mobile home remains
• Construction: Year built per public records
• Exterior features: Front porch; Rooftop porch; Back yard; Close to clubhouse; Association pool (fenced)

Interior

• Kitchen: Dishwasher
• Bedrooms: All bedrooms on ground level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central furnace
• Interior features: One-level home; Turnkey condition; Double pane windows; Association spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $498k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (5.9% below list).
• Recommended offer: $469k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.4% in Mountain View — 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 84/100 on livability (#14 in CA, #671 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Mountain View-Los Altos Union High (urban): math 77% / reading 86% proficiency, ranked #11 of 517 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mountain View High (math 83% / reading 89%, grade A, #25 of 1,170 statewide, top 2%, 2,220 students, 13% FRL).
• Market conditions: Rents rising (+3.4%/yr); 22 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 31% of the median local income ($179k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($483k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $468,664 (5.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. Crime grade is D 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $345,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Moorpark Way #83	0.16mi	3/2.0	1,212 (+1%)	15mo	$400,000	$330	78
501 Moorpark Way #45	0.12mi	2/2.0 (-1)	1,040 (-13%)	8mo	$399,000	$384	60
191 E El Camino Real #213	0.24mi	2/2.0 (-1)	1,020 (-15%)	1mo	$305,000	$299	58
191 E El Camino Real #113	0.20mi	2/2.0 (-1)	1,100 (-8%)	20mo	$240,000	$218	56
433 Sylvan Ave #112	0.46mi	2/2.0 (-1)	1,100 (-8%)	13mo	$311,500	$283	49
433 Sylvan Ave #105	0.42mi	2/2.0 (-1)	1,120 (-7%)	20mo	$307,900	$275	48
325 Sylvan Ave #39	0.56mi	2/2.0 (-1)	1,100 (-8%)	9mo	$304,000	$276	47
325 Sylvan Ave #23	0.56mi	2/2.0 (-1)	1,035 (-14%)	1mo	$305,000	$295	45
325 Sylvan Ave #74	0.53mi	3/2.0	1,050 (-12%)	19mo	$310,000	$295	38
325 Sylvan Ave #89	0.56mi	2/2.0 (-1)	1,040 (-13%)	13mo	$285,000	$274	36
433 Sylvan Ave #40	0.46mi	2/2.0 (-1)	1,352 (+13%)	20mo	$310,000	$229	36
325 Sylvan Dr #78	0.56mi	2/2.0 (-1)	1,040 (-13%)	20mo	$300,000	$288	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.06% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.86×
• Total profit: $-19,991
• Equity at exit: $118,866

10-year hold

• IRR: 3.9%
• Equity multiple: 1.37×
• Total profit: $52,167
• Equity at exit: $123,675

Cash invested: $139,440 (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 Mountain View: 0 Strongly Tenant-Friendly · D+34

CSFRA rent control + just-cause.

Methodology + full state rankings →

ZIP-level market 94041

• Home prices YoY: -0.3%
• Rents YoY: 3.4%
• Active inventory: 22
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,687 high
• Mortgage (P&I): −$2,612
• Tax est. 1.5%: −$622 /mo · $7,470/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $261

Break-even live

Break-even rent $4,356

Max offer price $498,000

Occupancy floor 89%

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: $124,500
• Closing costs: $14,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Rainbow Dr Mountain View, CA	1.0–2.0	1.0–2.0	880	$4,848	$5.51	1d	4	0.14mi
817 E Dana St Unit 819 Mountain View, CA	2.0	2.0	1200	$4,395	$3.66	1d	1	0.37mi
870 E El Camino Real Mountain View, CA	1.0–2.0	1.0–2.0	784	$3,325	$4.24	1d	4	0.41mi
435 Acalanes Dr Unit 435-22 Sunnyvale, CA	2.0	1.0	875	$2,595	$2.97	3d	1	0.46mi
707 Continental Cir Mountain View, CA	1.0–2.0	1.0–2.0	810	$4,771	$5.89	1d	25	0.48mi
1200 Dale Ave Mountain View, CA	2.0	2.0	940	$4,795	$5.10	1d	1	0.49mi
110 Paul Ave Mountain View, CA	2.0	1.0	838	$4,100	$4.89	3d	1	0.51mi
881 E El Camino Real Mountain View, CA	2.0	2.0	1079	$6,042	$5.60	1d	1	0.52mi
1025 Williams Way Unit 4 Mountain View, CA	2.0	1.0	920	$2,900	$3.15	1d	1	0.54mi
225 Pamela Dr Mountain View, CA	2.0	1.0–2.0	733	$4,800	$6.55	1d	1	0.54mi
1050 Crestview Dr Mountain View, CA	1.0–2.0	1.0–2.0	1004	$4,850	$4.83	1d	6	0.57mi
251 Arriba Dr #450 Sunnyvale, CA	3.0	2.0	1300	$4,970	$3.82	1d	1	0.58mi
1260 Cortez Dr Unit 4 Sunnyvale, CA	2.0	1.5	850	$2,650	$3.12	21d	1	0.60mi
235 S Bernardo Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	782	$4,417	$5.64	1d	8	0.60mi
1033 Crestview Dr #303 Mountain View, CA	2.0	2.0	1140	$3,550	$3.11	23d	1	0.63mi
1223 W McKinley Ave Unit 3 Sunnyvale, CA	2.0	1.0	1100	$3,099	$2.82	1d	1	0.63mi
465 Calderon Ave #1640 Mountain View, CA	2.0	1.0	850	$4,580	$5.39	19d	1	0.63mi
415 S Bernardo Ave Sunnyvale, CA	2.0	2.0	1000	$3,195	$3.19	1d	1	0.64mi
151 Calderon Ave Mountain View, CA	2.0	1.0	589	$4,355	$7.39	1d	1	0.67mi
695 S Knickerbocker Dr #15 Sunnyvale, CA	2.0	2.5	1257	$4,200	$3.34	10d	1	0.68mi
451 Carneros Ave Apt B Sunnyvale, CA	2.0	1.0	800	$3,395	$4.24	1d	1	0.76mi
877 Heatherstone Way Mountain View, CA	1.0–2.0	1.0–2.0	825	$4,369	$5.30	1d	6	0.80mi
555 E Evelyn Ave Mountain View, CA	3.0	1.0–2.0	903	$6,962	$7.71	1d	18	0.80mi
150 Paseo Ct Mountain View, CA	3.0	2.0	1288	$4,550	$3.53	10d	1	0.84mi
179 Georgetown Ct Mountain View, CA	3.0	3.0	1288	$5,000	$3.88	2d	1	0.90mi
100 N Whisman Rd Mountain View, CA	1.0–2.0	1.0–1.5	909	$4,248	$4.67	1d	6	0.93mi
1235 Heatherstone Way Sunnyvale, CA	2.0	1.0	1000	$4,400	$4.40	1d	1	0.94mi
455 W Evelyn Ave Mountain View, CA	1.0–2.0	1.0–2.0	992	$6,615	$6.66	1d	6	0.98mi
375 Hope St Mountain View, CA	2.0	2.0	1029	$4,770	$4.64	2d	1	1.01mi
217 Ada Ave #37 Mountain View, CA	3.0	2.5	1484	$5,400	$3.64	1d	1	1.02mi
15 Cassandra Way #1607 Mountain View, CA	2.0	2.0	992	$6,770	$6.82	1d	1	1.08mi
801 Church St #127 Mountain View, CA	1.0–2.0	1.0–2.0	825	$6,150	$7.45	10d	2	1.11mi
851 Church St Mountain View, CA	1.0–2.0	1.0–2.0	832	$5,962	$7.16	1d	21	1.15mi
651 Franklin St #387 Mountain View, CA	2.0	2.0	930	$5,840	$6.28	10d	1	1.15mi
243 Buena Vista Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	785	$4,368	$5.56	1d	6	1.20mi
1000 Escalon Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	815	$4,350	$5.34	1d	1	1.24mi
505 Cypress Point Dr #70 Mountain View, CA	2.0	1.0	843	$3,500	$4.15	14d	1	1.25mi
100 Moffett Blvd Mountain View, CA	1.0–2.0	1.0–2.0	970	$6,300	$6.49	1d	4	1.27mi
108 Bryant St #1653 Mountain View, CA	3.0	2.5	1381	$5,990	$4.34	1d	1	1.27mi
50 E Middlefield Rd Mountain View, CA	2.0	2.0	1100	$3,500	$3.18	19d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $498,000 Active 42 DOM
2. 2026-06-17
   days on market $498,000 Active 41 DOM
3. 2026-06-16
   days on market $498,000 Active 40 DOM
4. 2026-06-15
   days on market $498,000 Active 39 DOM
5. 2026-06-13
   days on market $498,000 Active 37 DOM
6. 2026-06-13
   days on market $498,000 Active 36 DOM
7. 2026-06-09
   days on market $498,000 Active 33 DOM
8. 2026-06-08
   days on market $498,000 Active 32 DOM
9. 2026-06-07
   days on market $498,000 Active 31 DOM
10. 2026-06-05
    days on market $498,000 Active 28 DOM
11. 2026-06-03
    days on market $498,000 Active 27 DOM
12. 2026-06-02
    days on market $498,000 Active 26 DOM
13. 2026-06-01
    days on market $498,000 Active 25 DOM
14. 2026-05-31
    days on market $498,000 Active 24 DOM
15. 2026-05-07
    listed $498,000 Active

ⓘ 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 5/10 Major FEMA zone X · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 14 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: $56,240
• − Mortgage interest: −$27,896
• − Property taxes: −$7,470
• − Insurance: −$2,490
• − Repairs & maintenance: −$4,499
• − Management: −$4,499
• − Depreciation: −$14,487
• Taxable loss: −$5,102
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $4,355/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: Mountain View-Los Altos Union High
• NCES district ID: 0626310
• Math proficiency: 77% ▲ 9.00%
• Reading proficiency: 86% ▲ 4.00%
• Median HH income: $161,233
• Composite: 79.5/100
• National rank: #59
• State rank: #11 of 517 in CA

Livability — Mountain View

• Score: 84/100
• State rank: #14
• US rank: #671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, CA
• County: Santa Clara County · 1,806,974 people
• City population: 84,858
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 16,050
• Household income: $178,558
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 981.0

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 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 28% Asian 27% Two or more races 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 39% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 20% Chinese 11% 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: ▼ -1.06%
• Current HPI: 399.4625
• Rent YoY: ▲ 3.44%
• 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

1 event — show timeline

• 2026-05-07 Listed $498,000 CRMLS

Property tax history

-18.4%/yr

Latest (2011): $42 · -23.8% YoY. Source: county tax records.