1050 Borregas Ave #80 · Sunnyvale, CA 94089

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 132 Days on market

Built 1976 Est $259k · 50% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.3/10.0
• 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

See this wonderfully maintained 1976 home, with 2 beds and 2 baths (approx. 1,440 Sq. Ft. ). Entering the home, you will find a lovely living room with carpet flooring and a ceiling fan with lights. Then you will notice the dining area with a beautiful display cabinet. This home also has a cozy family room with a skylight and Pergo flooring. The kitchen is equipped with a refrigerator, dishwasher, stove and oven, and upgraded faucets. The guest room and master bedroom have mirrored closets and ceiling fans with lights. The guest bathroom has a standing shower. The master bathroom has a separate tub and shower and double sinks. The utility room includes a washer and dryer. The home does have central AC cooling and forced heat. On the exterior, you will find two sheds and a carport with room for 3 cars. The home has an enclosed screen room adding 240 Sq. Ft. of space! Lastly, this lovely home is located in a great community for Seniors near shopping, dining, and easy access to freeways.

Key facts

• Large kitchen
• Built-in cat doors
• Pet-friendly home

Tags

• LARGE KITCHEN
• CENTER ISLAND
• BUILT-IN CAT DOORS
• COVERED AND ENCLOSED PATIO
• PET-FRIENDLY HOME

Property features AI

Finance

• HOA & community: Pets allowed; Clubhouse; Pool; Recreation facilities; Senior community; Park name not listed

Exterior

• Parking: Carport for two or more vehicles
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Living area approximately 1,440 square feet
• Exterior features: Awning(s) on patio/porch; 2 mobile homes on one lot

Interior

• Kitchen: Dishwasher; Double oven; Gas range / cooktop; Disposal; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dining area; Family room; Fireplace (serving family room, living room and kitchen); Screens on windows
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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); 68 active listings in the ZIP; 10 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 ($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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.29% ✓
• Cap rate: 29.24%
• Cash-on-cash: 81.94%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $259,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Morse Ave #29	0.20mi	2/2.0	1,440 (0%)	6mo	$230,000	$160	85
1111 Morse Ave Spc 17	0.21mi	2/2.0	1,440 (0%)	6mo	$240,000	$167	85
1111 Morse Ave #36	0.23mi	2/2.0	1,438 (-0%)	7mo	$199,999	$139	83
1050 Borregas Ave #69	0.05mi	3/2.0 (+1)	1,590 (+10%)	6mo	$293,000	$184	70
1111 Morse Ave #74	0.21mi	3/2.0 (+1)	1,540 (+7%)	4mo	$340,000	$221	70
690 Persian Dr #61	0.75mi	2/2.0	1,464 (+2%)	2mo	$229,500	$157	61
690 Persian Dr #4	0.74mi	2/2.0	1,440 (0%)	7mo	$229,900	$160	59
600 E Weddell Dr #192	0.52mi	3/2.0 (+1)	1,248 (-13%)	2mo	$300,000	$240	46
600 E Weddell Dr #9	0.55mi	3/2.0 (+1)	1,269 (-12%)	6mo	$228,000	$180	45
690 Persian Dr #18	0.75mi	2/2.0	1,600 (+11%)	3mo	$160,000	$100	44
600 E Weddell Dr #184	0.52mi	3/2.0 (+1)	1,227 (-15%)	3mo	$280,000	$228	44
690 Persian Dr #8	0.74mi	3/2.0 (+1)	1,602 (+11%)	6mo	$327,000	$204	36

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: 81.8%
• Equity multiple: 4.73×
• Total profit: $135,715
• Equity at exit: $19,383

10-year hold

• IRR: 85.1%
• Equity multiple: 9.68×
• Total profit: $315,812
• Equity at exit: $11,240

Cash invested: $36,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $4,283 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $2,486

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 37%

Sensitivity live

Price	-10% $2,575	-5% $2,530	+0% $2,486	+5% $2,441	+10% $2,396
Rent	-10% $2,147	-5% $2,316	+0% $2,486	+5% $2,655	+10% $2,824
Rate	-1.0pp $2,551	-0.5pp $2,519	base $2,486	+0.5pp $2,452	+1.0pp $2,418

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	2d	14	0.21mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$4,986	$3.97	2d	8	0.48mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	2d	9	0.62mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	17d	1	0.63mi
785 N Fair Oaks Ave #8 Sunnyvale, CA	2.0	1.0	926	$3,300	$3.56	11d	1	0.64mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	2d	4	0.65mi
676 Johanna Ave Unit 2 Sunnyvale, CA	2.0	1.0	892	$2,650	$2.97	2d	1	0.89mi
450 N Mathilda Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	810	$4,217	$5.21	2d	4	1.18mi
725 San Simeon St #1617 Sunnyvale, CA	3.0	2.0	1008	$5,400	$5.36	2d	1	1.34mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	2d	7	1.36mi

Listing history 34 events

1. 2026-06-21
   days on market $130,000 Active 132 DOM
2. 2026-06-18
   days on market $130,000 Active 129 DOM
3. 2026-06-17
   days on market $130,000 Active 128 DOM
4. 2026-06-16
   days on market $130,000 Active 127 DOM
5. 2026-06-15
   days on market $130,000 Active 126 DOM
6. 2026-06-13
   days on market $130,000 Active 124 DOM
7. 2026-06-09
   days on market $130,000 Active 120 DOM
8. 2026-06-08
   days on market $130,000 Active 119 DOM
9. 2026-06-07
   days on market $130,000 Active 118 DOM
10. 2026-06-05
    days on market $130,000 Active 115 DOM
11. 2026-06-03
    days on market $130,000 Active 114 DOM
12. 2026-06-02
    days on market $130,000 Active 113 DOM
13. 2026-06-01
    days on market $130,000 Active 112 DOM
14. 2026-05-31
    days on market $130,000 Active 111 DOM
15. 2026-03-17
    price $130,000
16. 2026-03-03
    price $140,000
17. 2026-02-09
    listed $165,000 Active
18. 2021-01-29
    soldstatus $169,900 Sold 999-char remark

    Show marketing remark (999 chars)

    See this wonderfully maintained 1976 home, with 2 beds and 2 baths (approx. 1,440 Sq. Ft. ). Entering the home, you will find a lovely living room with carpet flooring and a ceiling fan with lights. Then you will notice the dining area with a beautiful display cabinet. This home also has a cozy family room with a skylight and Pergo flooring. The kitchen is equipped with a refrigerator, dishwasher, stove and oven, and upgraded faucets. The guest room and master bedroom have mirrored closets and ceiling fans with lights. The guest bathroom has a standing shower. The master bathroom has a separate tub and shower and double sinks. The utility room includes a washer and dryer. The home does have central AC cooling and forced heat. On the exterior, you will find two sheds and a carport with room for 3 cars. The home has an enclosed screen room adding 240 Sq. Ft. of space! Lastly, this lovely home is located in a great community for Seniors near shopping, dining, and easy access to freeways.

19. 2020-12-14
    status Pending (Do Not Show) 999-char remark

    Show marketing remark (999 chars)

    See this wonderfully maintained 1976 home, with 2 beds and 2 baths (approx. 1,440 Sq. Ft. ). Entering the home, you will find a lovely living room with carpet flooring and a ceiling fan with lights. Then you will notice the dining area with a beautiful display cabinet. This home also has a cozy family room with a skylight and Pergo flooring. The kitchen is equipped with a refrigerator, dishwasher, stove and oven, and upgraded faucets. The guest room and master bedroom have mirrored closets and ceiling fans with lights. The guest bathroom has a standing shower. The master bathroom has a separate tub and shower and double sinks. The utility room includes a washer and dryer. The home does have central AC cooling and forced heat. On the exterior, you will find two sheds and a carport with room for 3 cars. The home has an enclosed screen room adding 240 Sq. Ft. of space! Lastly, this lovely home is located in a great community for Seniors near shopping, dining, and easy access to freeways.

20. 2020-09-15
    listed $169,900 Active 999-char remark

    Show marketing remark (999 chars)

    See this wonderfully maintained 1976 home, with 2 beds and 2 baths (approx. 1,440 Sq. Ft. ). Entering the home, you will find a lovely living room with carpet flooring and a ceiling fan with lights. Then you will notice the dining area with a beautiful display cabinet. This home also has a cozy family room with a skylight and Pergo flooring. The kitchen is equipped with a refrigerator, dishwasher, stove and oven, and upgraded faucets. The guest room and master bedroom have mirrored closets and ceiling fans with lights. The guest bathroom has a standing shower. The master bathroom has a separate tub and shower and double sinks. The utility room includes a washer and dryer. The home does have central AC cooling and forced heat. On the exterior, you will find two sheds and a carport with room for 3 cars. The home has an enclosed screen room adding 240 Sq. Ft. of space! Lastly, this lovely home is located in a great community for Seniors near shopping, dining, and easy access to freeways.

21. 2010-07-22
    soldstatus $48,000 Sold
22. 2010-06-16
    status Contingent
23. 2010-05-20
    status Active
24. 2010-05-20
    historical
25. 2010-05-19
    price $52,500
26. 2010-02-15
    status Active
27. 2010-02-11
    historical
28. 2009-10-16
    price $59,900
29. 2009-09-16
    price $65,000
30. 2009-08-31
    price $69,900
31. 2009-08-11
    listed $75,000 Active
32. 2008-10-03
    soldstatus $70,000
33. 2008-08-13
    historical
34. 2008-05-22
    listed $85,000

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°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: $51,402
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$4,112
• − Management: −$4,112
• − Depreciation: −$3,782
• Taxable income: $29,513
• Est. tax owed @ 24.0%: −$7,083
• After-tax cash flow: $22,743/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: 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

+52.9% since first listed

20 events — show timeline

• 2026-03-17 Price Changed $130,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-03 Price Changed $140,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-09 Listed $165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-01-29 Sold (MLS) $169,900 MLSListings
• 2020-12-14 Pending — MLSListings
• 2020-09-15 Listed $169,900 MLSListings
• 2010-07-22 Sold (MLS) $48,000 MLSListings
• 2010-06-16 Pending — MLSListings
• 2010-05-20 Relisted — MLSListings
• 2010-05-20 Listing Removed — MLSListings
• 2010-05-19 Price Changed $52,500 MLSListings
• 2010-02-15 Relisted — MLSListings
• 2010-02-11 Listing Removed — MLSListings
• 2009-10-16 Price Changed $59,900 MLSListings
• 2009-09-16 Price Changed $65,000 MLSListings
• 2009-08-31 Price Changed $69,900 MLSListings
• 2009-08-11 Listed $75,000 MLSListings
• 2008-10-03 Sold (MLS) $70,000 MLSListings
• 2008-08-13 Listing Removed — MLSListings
• 2008-05-22 Listed $85,000 MLSListings