1225 Vienna Dr #32 · Sunnyvale, CA 94089

$320,000

3 bd · 2.0 ba · 1,616 sqft · Manufactured · 136 Days on market

$198/sqft · at area comps Est $313k · at est.

---

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 +6.5/15.0
• 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

Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,616 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

Key facts

• Built-in fireplace
• Sauna
• Multiple fruit trees

Tags

• SPLIT FLOORPLAN LAYOUT
• BUILT-IN FIREPLACE
• MULTIPLE FRUIT TREES
• WELL-MAINTAINED LANDSCAPING
• NEWLY RENOVATED FITNESS CENTER
• SAUNA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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); 69 active listings in the ZIP; 11 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 37% 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 $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 + 2.6% rent growth), your $90k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.53% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.63%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (median comp): $312,707
• List price: $320,000
• Delta: 2.33%
• 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
1225 Vienna Dr #44	0.00mi	3/2.0	1,658 (+3%)	1mo	$349,000	$210	95
1225 Vienna Dr #114	0.10mi	3/2.0	1,600 (-1%)	2mo	$380,000	$238	92
1225 Vienna Dr #141	0.00mi	3/2.0	1,738 (+8%)	2mo	$380,000	$219	86
1225 Vienna Dr #925	0.00mi	2/2.0 (-1)	1,490 (-8%)	1mo	$305,000	$205	81
1225 Vienna Dr #336	0.07mi	3/3.0	1,755 (+9%)	0mo	$428,000	$244	78
1225 Vienna Dr #604	0.10mi	4/2.0 (+1)	1,740 (+8%)	1mo	$320,000	$184	77
1085 Tasman Dr #620	0.28mi	3/2.0	1,725 (+7%)	1mo	$399,000	$231	75
1225 Vienna Dr #370	0.05mi	2/2.0 (-1)	1,440 (-11%)	1mo	$210,000	$146	73
1085 Tasman Dr #496	0.28mi	3/2.0	1,780 (+10%)	2mo	$405,000	$228	69
1085 Tasman Dr #708	0.28mi	3/2.0	1,440 (-11%)	0mo	$313,000	$217	68
1085 Tasman Dr #225	0.28mi	3/2.0	1,790 (+11%)	1mo	$400,000	$223	68
690 Persian Dr #61	0.51mi	2/2.0 (-1)	1,464 (-9%)	2mo	$229,500	$157	54

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $45,921
• Equity at exit: $47,713

10-year hold

• IRR: 21.5%
• Equity multiple: 2.80×
• Total profit: $161,198
• Equity at exit: $27,668

Cash invested: $89,600 (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: 69
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,900 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $1,562

Break-even live

Break-even rent $2,924

Max offer price $320,000

Occupancy floor 63%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.48mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.48mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	1d	7	0.49mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.59mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.67mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.67mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	0.87mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.87mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	0.96mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.97mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.07mi

Listing history 29 events

1. 2026-06-18
   days on market $320,000 Active 136 DOM
2. 2026-06-17
   days on market $320,000 Active 135 DOM
3. 2026-06-16
   days on market $320,000 Active 134 DOM
4. 2026-06-15
   days on market $320,000 Active 133 DOM
5. 2026-06-13
   days on market $320,000 Active 131 DOM
6. 2026-06-13
   days on market $320,000 Active 130 DOM
7. 2026-06-09
   days on market $320,000 Active 127 DOM
8. 2026-06-08
   days on market $320,000 Active 126 DOM
9. 2026-06-07
   days on market $320,000 Active 125 DOM
10. 2026-06-05
    days on market $320,000 Active 122 DOM
11. 2026-06-03
    days on market $320,000 Active 121 DOM
12. 2026-06-02
    days on market $320,000 Active 120 DOM
13. 2026-06-01
    days on market $320,000 Active 119 DOM
14. 2026-05-31
    days on market $320,000 Active 118 DOM
15. 2026-03-31
    price $320,000 845-char remark

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,616 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

16. 2026-02-02
    listed $330,000 Active 845-char remark

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,616 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

17. 2023-07-07
    soldstatus $305,000 845-char remark

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,750 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

18. 2023-07-07
    soldstatus $305,000 Sold

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,750 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

19. 2023-05-23
    status Pending (Do Not Show)
20. 2023-05-23
    status Active
21. 2023-05-22
    status Pending (Do Not Show)
22. 2023-04-04
    historical
23. 2023-03-22
    status Active
24. 2023-02-10
    status Pending (Do Not Show)
25. 2022-12-07
    listed $309,000 Active

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,750 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

26. 2022-12-07
    listed $309,000 845-char remark

    Show marketing remark (845 chars)

    Beautiful and well maintained 3 bedroom and 2 bathrooms mobile home located in the desirable 5-star community, Plaza Del Ray. This home has a split floorplan layout and is approximately 1,750 sq ft. Perfect for any family and entertaining guests! High vaulted ceilings and numerous windows throughout the home that allow lots of natural light in. The carport is able to fit up to 3 vehicles. The Interior features a built-in fireplace and his/hers in the master bathroom. The backyard has multiple fruit trees all around the property and well-maintained landscaping! Plaza Del Ray is an all-age park that offers amenities such as a newly renovated fitness center, sauna, swimming pool, and clubhouse. Conveniently located near numerous shopping centers, Levi Stadium, Google, Highway 101, and 237. Don't miss your chance to view this home today!

27. 2007-05-18
    historical
28. 2007-04-23
    soldstatus $148,500
29. 2007-03-01
    listed $159,000

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$1,570/yr (+$131/mo · 182.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 15 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: $58,806
• − Mortgage interest: −$17,925
• − Property taxes: −$862
• − Insurance: −$6,718
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − Depreciation: −$9,309
• Taxable income: $14,583
• Est. tax owed @ 24.0%: −$3,500
• After-tax cash flow: $15,239/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

+101.3% since first listed

15 events — show timeline

• 2026-03-31 Price Changed $320,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-02 Listed $330,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-07-07 Sold (MLS) $305,000 MLSListings
• 2023-07-07 Sold (MLS) $305,000 San Francisco MLS
• 2023-05-23 Pending — MLSListings
• 2023-05-23 Relisted — MLSListings
• 2023-05-22 Pending — MLSListings
• 2023-04-04 Listing Removed — MLSListings
• 2023-03-22 Relisted — MLSListings
• 2023-02-10 Pending — MLSListings
• 2022-12-07 Listed $309,000 MLSListings
• 2022-12-07 Listed $309,000 San Francisco MLS
• 2007-05-18 Listing Removed — MLSListings
• 2007-04-23 Sold (MLS) $148,500 MLSListings
• 2007-03-01 Listed $159,000 MLSListings

Property tax history

-9.2%/yr

Latest (2011): $862 · -11.2% YoY. Source: county tax records.