1085 Tasman Dr #859 · Sunnyvale, CA 94089

$409,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 55 Days on market

Built 1998 Good condition Est $355k · 16% over

---

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 +25.8/30.0
• DSCR +8.6/10.0
• Schools +8.3/10.0
• 1% rule +6.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• ARV discount +0.5/15.0

Listing remarks MLS

Located in the desirable Casa de Amigos community in Sunnyvale, this meticulously cared-for home showcases numerous upgrades and improvements, including integrated smart home technology and audio/video features that create a seamless and enjoyable living experience. This spacious 3-bedroom, 2-bath residence offers 1,620 sq ft of comfortable, modern living in a welcoming all-ages parkjust minutes from Levis Stadium with convenient access to Highways 101 and 237. Designed for both everyday living and entertaining, the open layout features high ceilings, laminate flooring throughout, a separate family room, and a formal dining area. The well-appointed kitchen includes granite countertops, a center island, ample pantry cabinetry, and full appliances, providing both style and functionality. A gas-burning fireplace adds warmth and ambiance to the living space, enhancing the homes inviting feel. Bedrooms feature walk-in closets, while bathrooms are finished with granite surfaces and offer both tub and shower options. Central A/C and forced air heating ensure year-round comfort, and a dedicated laundry area with washer and dryer adds everyday convenience. This home combines space, style, and smart living in one of Sunnyvales most sought-after all-ages communities.

Key facts

• Laminate flooring
• Open layout
• Audio video features

Tags

• AUDIO VIDEO FEATURES
• OPEN LAYOUT
• LAMINATE FLOORING
• SEPARATE FAMILY ROOM
• FORMAL DINING AREA
• WELL APPOINTED KITCHEN

Property features AI

Finance

• Other: Pets allowed with number restrictions; No age restrictions; Park type: Family park
• HOA & community: Barbecue area; Clubhouse; Community pool; Gym / exercise facility; Playground; RV / boat storage; Sauna / spa / hot tub

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public sewer; Individual water meter (public); Individual electric meters; Individual gas meters; Public utilities
• Home design: Manufactured home (park setting)
• Construction: Assessor-listed lot size source
• Exterior features: Shingle roof; Leased land

Interior

• Kitchen: Granite countertops; Kitchen island; Microwave; Gas oven/range; Pantry cabinet; Refrigerator
• Bedrooms: 3 bedrooms; Walk-in closet
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Granite surfaces; Shower and tub
• Heating & cooling: Central forced air heating; Central forced air cooling
• Interior features: High ceilings; Video/Audio system; Walk-in closet; Separate family room; Dining area and formal dining room; Gas-burning fireplace
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $410k).
• Recommended offer: $398k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Fremont Union High (urban): math 87% / reading 91% proficiency, ranked #6 of 517 in CA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• 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 $3k of loan paydown is wiped out by about $12k 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 55 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 2 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 $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 $397,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $354,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Vienna Dr #44	0.35mi	3/2.0	1,658 (+2%)	1mo	$349,000	$210	79
1225 Vienna Dr #114	0.39mi	3/2.0	1,600 (-1%)	2mo	$380,000	$238	78
1085 Tasman Dr #620	0.39mi	3/2.0	1,725 (+6%)	1mo	$399,000	$231	70
1225 Vienna Dr #141	0.35mi	3/2.0	1,738 (+7%)	2mo	$380,000	$219	70
690 Persian Dr #61	0.17mi	2/2.0 (-1)	1,464 (-10%)	2mo	$229,500	$157	70
1225 Vienna Dr #336	0.32mi	3/3.0	1,755 (+8%)	0mo	$428,000	$244	67
1225 Vienna Dr #925	0.35mi	2/2.0 (-1)	1,490 (-8%)	1mo	$305,000	$205	64
1085 Tasman Dr #496	0.39mi	3/2.0	1,780 (+10%)	2mo	$405,000	$228	64
1225 Vienna Dr #604	0.39mi	4/2.0 (+1)	1,740 (+7%)	1mo	$320,000	$184	64
1085 Tasman Dr #225	0.39mi	3/2.0	1,790 (+10%)	1mo	$400,000	$223	63
1085 Tasman Dr #708	0.39mi	3/2.0	1,440 (-11%)	0mo	$313,000	$217	63
1225 Vienna Dr #370	0.40mi	2/2.0 (-1)	1,440 (-11%)	1mo	$210,000	$146	57

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-31,852
• Equity at exit: $61,117

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $12,707
• Equity at exit: $35,441

Cash invested: $114,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,842 high
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,148/yr
• Insurance: −$171
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $566

Break-even live

Break-even rent $4,126

Max offer price $409,900

Occupancy floor 83%

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.14mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.17mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.35mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.40mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.54mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	1d	7	0.58mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.65mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	15d	1	0.91mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	1.21mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	1.27mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $409,900 Active 55 DOM
2. 2026-06-17
   days on market $409,900 Active 54 DOM
3. 2026-06-16
   days on market $409,900 Active 53 DOM
4. 2026-06-15
   days on market $409,900 Active 52 DOM
5. 2026-06-13
   days on market $409,900 Active 50 DOM
6. 2026-06-09
   days on market $409,900 Active 46 DOM
7. 2026-06-08
   days on market $409,900 Active 45 DOM
8. 2026-06-07
   days on market $409,900 Active 44 DOM
9. 2026-06-05
   days on market $409,900 Active 41 DOM
10. 2026-06-03
    days on market $409,900 Active 40 DOM
11. 2026-06-02
    days on market $409,900 Active 39 DOM
12. 2026-06-01
    days on market $409,900 Active 38 DOM
13. 2026-05-31
    days on market $409,900 Active 37 DOM
14. 2026-04-25
    listed $409,900 Active 1276-char remark

    Show marketing remark (1276 chars)

    Located in the desirable Casa de Amigos community in Sunnyvale, this meticulously cared-for home showcases numerous upgrades and improvements, including integrated smart home technology and audio/video features that create a seamless and enjoyable living experience. This spacious 3-bedroom, 2-bath residence offers 1,620 sq ft of comfortable, modern living in a welcoming all-ages parkjust minutes from Levis Stadium with convenient access to Highways 101 and 237. Designed for both everyday living and entertaining, the open layout features high ceilings, laminate flooring throughout, a separate family room, and a formal dining area. The well-appointed kitchen includes granite countertops, a center island, ample pantry cabinetry, and full appliances, providing both style and functionality. A gas-burning fireplace adds warmth and ambiance to the living space, enhancing the homes inviting feel. Bedrooms feature walk-in closets, while bathrooms are finished with granite surfaces and offer both tub and shower options. Central A/C and forced air heating ensure year-round comfort, and a dedicated laundry area with washer and dryer adds everyday convenience. This home combines space, style, and smart living in one of Sunnyvales most sought-after all-ages communities.

15. 2026-04-25
    listed $409,900 Active 1276-char remark

    Show marketing remark (1276 chars)

    Located in the desirable Casa de Amigos community in Sunnyvale, this meticulously cared-for home showcases numerous upgrades and improvements, including integrated smart home technology and audio/video features that create a seamless and enjoyable living experience. This spacious 3-bedroom, 2-bath residence offers 1,620 sq ft of comfortable, modern living in a welcoming all-ages parkjust minutes from Levis Stadium with convenient access to Highways 101 and 237. Designed for both everyday living and entertaining, the open layout features high ceilings, laminate flooring throughout, a separate family room, and a formal dining area. The well-appointed kitchen includes granite countertops, a center island, ample pantry cabinetry, and full appliances, providing both style and functionality. A gas-burning fireplace adds warmth and ambiance to the living space, enhancing the homes inviting feel. Bedrooms feature walk-in closets, while bathrooms are finished with granite surfaces and offer both tub and shower options. Central A/C and forced air heating ensure year-round comfort, and a dedicated laundry area with washer and dryer adds everyday convenience. This home combines space, style, and smart living in one of Sunnyvales most sought-after all-ages communities.

ⓘ 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 2/10 Low FEMA zone AE · 9% 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: $58,101
• − Mortgage interest: −$22,961
• − Property taxes: −$6,148
• − Insurance: −$7,168
• − Repairs & maintenance: −$4,648
• − Management: −$4,648
• − Depreciation: −$11,924
• Taxable income: $603
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $6,644/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home in a desirable location offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Rental Replace window screens — Improves comfort and energy efficiency
• Both Upgrade lighting fixtures — Enhances aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Rental Replace window screens — Improves comfort and energy efficiency ↑
• Both Upgrade lighting fixtures — Enhances aesthetics and energy efficiency ↑

ⓘ 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: Fremont Union High
• NCES district ID: 0614430
• Math proficiency: 87% ▲ 9.00%
• Reading proficiency: 91% ▲ 10.00%
• Median HH income: $128,947
• Composite: 82.66/100
• National rank: #20
• State rank: #6 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

+0.0% since first listed

2 events — show timeline

• 2026-04-25 Listed $409,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-25 Listed $409,900 MLSListings