5450 Monterey Rd #182 · San Jose, CA 95111

$379,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 87 Days on market

Built 2018 Good condition $251/sqft · at area comps Est $380k · at est. ↓ 5% since listing

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 2018 home in Casa Alondra, a delightful residence situated in a welcoming community. The house is approximately 1,510 square feet and includes three bedrooms and two bathrooms. The living area features linoleum flooring, a fireplace, and a ceiling fan with lights, while the dining area is equipped with linoleum flooring and a light fixture. The kitchen boasts linoleum flooring, a refrigerator with an ice maker, a dishwasher, microwave, a gas stove and oven, garbage disposal, an island, an upgraded single lever faucet, and ceiling lights. The master bedroom is carpeted and includes a ceiling fan with lights, while the guest bedrooms each have carpet and ceiling lights. The master bathroom offers double sinks, a glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. The guest bathroom features a sliding glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. Outside, the backyard includes a shed. The utility room also has linoleum flooring. Additional features of the home include central AC and heating, along with double-pane windows. Dont miss your chance and stop by today!

Key facts

• Dishwasher
• Gas stove and oven
• Fireplace

Tags

• FIREPLACE
• CEILING FAN WITH LIGHTS
• REFRIGERATOR WITH ICE MAKER
• DISHWASHER
• GAS STOVE AND OVEN
• UPGRADED SINGLE LEVER FAUCET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $357k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.6% in San Jose — 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 78/100 on livability (#68 in CA, #2,559 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 65 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $4,295/mo this rent would consume 51% of the median local household income ($101k/yr) (locally 1808% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 87 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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. 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $379,616
• List price: $379,900
• Delta: 0.07%
• 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
5450 Monterey Rd #15	0.01mi	3/2.0	1,469 (-3%)	2mo	$375,000	$255	93
5450 Monterey Rd #143	0.17mi	3/2.0	1,536 (+2%)	2mo	$270,000	$176	88
5450 Monterey Unit 54A	0.00mi	3/2.0	1,410 (-7%)	4mo	$355,000	$252	85
5450 Monterey Rd #145	0.00mi	2/2.0 (-1)	1,464 (-3%)	7mo	$215,000	$147	84
5450 Monterey Rd #87	0.06mi	2/2.0 (-1)	1,440 (-5%)	6mo	$225,000	$156	80
165 Blossom Hill Rd #145	0.59mi	3/2.0	1,500 (-1%)	1mo	$445,000	$297	70
165 Blossom Hill Rd #113	0.63mi	3/2.0	1,500 (-1%)	7mo	$415,000	$277	63
200 Ford Rd #168	0.58mi	3/2.0	1,568 (+4%)	6mo	$412,000	$263	61
200 Ford Rd #180	0.58mi	4/2.0 (+1)	1,531 (+1%)	7mo	$410,000	$268	60
200 Ford Rd #227	0.58mi	3/2.0	1,344 (-11%)	2mo	$339,000	$252	53
200 Ford Rd #160	0.58mi	3/2.0	1,344 (-11%)	6mo	$345,000	$257	49
200 Ford Rd #200	0.58mi	3/2.0	1,368 (-10%)	10mo	$390,000	$285	49

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-21,100
• Equity at exit: $56,644

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $11,415
• Equity at exit: $32,847

Cash invested: $106,372 (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 San Jose: 0 Strongly Tenant-Friendly · D+24

Apartment Rent Ordinance covers pre-1979 multifamily.

Methodology + full state rankings →

ZIP-level market 95111

• Rents YoY: 1.0%
• Active inventory: 65
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,295 high
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $767

Break-even live

Break-even rent $3,323

Max offer price $379,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,030	-5% $899	+0% $767	+5% $636	+10% $505
Rent	-10% $428	-5% $598	+0% $767	+5% $937	+10% $1,107
Rate	-1.0pp $959	-0.5pp $864	base $767	+0.5pp $669	+1.0pp $569

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5491 Demerest Ln San Jose, CA	3.0	2.5	1335	$4,800	$3.60	2d	1	0.41mi
5560 Lexington Ave San Jose, CA	2.0	1.0–2.0	846	$3,530	$4.17	2d	14	0.46mi
5590 Makati Cir San Jose, CA	2.0	2.0	1233	$3,395	$2.75	2d	1	0.82mi
5683 Beswick Dr San Jose, CA	2.0	1.0	1100	$3,200	$2.91	3d	1	0.83mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1050	$4,965	$4.73	2d	18	0.97mi
5823 Brandon Ct San Jose, CA	4.0	3.5	2250	$4,700	$2.09	15d	1	0.97mi
5002 Brook Valley Loop San Jose, CA	3.0	3.0	1992	$4,500	$2.26	2d	1	1.04mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,900	$3.09	2d	2	1.11mi
5959 Charlotte Dr San Jose, CA	3.0	4.0	1700	$4,000	$2.35	3d	1	1.15mi
5659 Lathrop Dr San Jose, CA	3.0	2.0	1543	$4,300	$2.79	2d	1	1.25mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1028	$5,169	$5.03	2d	26	1.26mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	2d	1	1.26mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$4,357	$4.30	2d	7	1.28mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	4d	1	1.34mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	2d	1	1.34mi
6818 Chroma Ct San Jose, CA	3.0	3.0	1563	$4,295	$2.75	11d	1	1.37mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	2d	1	1.38mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,953	$4.83	2d	4	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $379,900 Active 87 DOM
2. 2026-06-17
   days on market $379,900 Active 86 DOM
3. 2026-06-16
   days on market $379,900 Active 85 DOM
4. 2026-06-15
   days on market $379,900 Active 84 DOM
5. 2026-06-13
   days on market $379,900 Active 82 DOM
6. 2026-06-13
   days on market $379,900 Active 81 DOM
7. 2026-06-09
   days on market $379,900 Active 78 DOM
8. 2026-06-08
   days on market $379,900 Active 77 DOM
9. 2026-06-07
   days on market $379,900 Active 76 DOM
10. 2026-06-05
    days on market $379,900 Active 73 DOM
11. 2026-06-03
    days on market $379,900 Active 72 DOM
12. 2026-06-02
    days on market $379,900 Active 71 DOM
13. 2026-06-01
    days on market $379,900 Active 70 DOM
14. 2026-05-31
    days on market $379,900 Active 69 DOM
15. 2026-05-07
    price $379,900 1187-char remark

    Show marketing remark (1187 chars)

    Discover this charming 2018 home in Casa Alondra, a delightful residence situated in a welcoming community. The house is approximately 1,510 square feet and includes three bedrooms and two bathrooms. The living area features linoleum flooring, a fireplace, and a ceiling fan with lights, while the dining area is equipped with linoleum flooring and a light fixture. The kitchen boasts linoleum flooring, a refrigerator with an ice maker, a dishwasher, microwave, a gas stove and oven, garbage disposal, an island, an upgraded single lever faucet, and ceiling lights. The master bedroom is carpeted and includes a ceiling fan with lights, while the guest bedrooms each have carpet and ceiling lights. The master bathroom offers double sinks, a glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. The guest bathroom features a sliding glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. Outside, the backyard includes a shed. The utility room also has linoleum flooring. Additional features of the home include central AC and heating, along with double-pane windows. Dont miss your chance and stop by today!

16. 2026-05-06
    price $379,900 1187-char remark

    Show marketing remark (1187 chars)

    Discover this charming 2018 home in Casa Alondra, a delightful residence situated in a welcoming community. The house is approximately 1,510 square feet and includes three bedrooms and two bathrooms. The living area features linoleum flooring, a fireplace, and a ceiling fan with lights, while the dining area is equipped with linoleum flooring and a light fixture. The kitchen boasts linoleum flooring, a refrigerator with an ice maker, a dishwasher, microwave, a gas stove and oven, garbage disposal, an island, an upgraded single lever faucet, and ceiling lights. The master bedroom is carpeted and includes a ceiling fan with lights, while the guest bedrooms each have carpet and ceiling lights. The master bathroom offers double sinks, a glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. The guest bathroom features a sliding glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. Outside, the backyard includes a shed. The utility room also has linoleum flooring. Additional features of the home include central AC and heating, along with double-pane windows. Dont miss your chance and stop by today!

17. 2026-03-23
    listed $399,900 Active 1187-char remark

    Show marketing remark (1187 chars)

    Discover this charming 2018 home in Casa Alondra, a delightful residence situated in a welcoming community. The house is approximately 1,510 square feet and includes three bedrooms and two bathrooms. The living area features linoleum flooring, a fireplace, and a ceiling fan with lights, while the dining area is equipped with linoleum flooring and a light fixture. The kitchen boasts linoleum flooring, a refrigerator with an ice maker, a dishwasher, microwave, a gas stove and oven, garbage disposal, an island, an upgraded single lever faucet, and ceiling lights. The master bedroom is carpeted and includes a ceiling fan with lights, while the guest bedrooms each have carpet and ceiling lights. The master bathroom offers double sinks, a glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. The guest bathroom features a sliding glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. Outside, the backyard includes a shed. The utility room also has linoleum flooring. Additional features of the home include central AC and heating, along with double-pane windows. Dont miss your chance and stop by today!

18. 2026-03-23
    listed $399,900 Active 1187-char remark

    Show marketing remark (1187 chars)

    Discover this charming 2018 home in Casa Alondra, a delightful residence situated in a welcoming community. The house is approximately 1,510 square feet and includes three bedrooms and two bathrooms. The living area features linoleum flooring, a fireplace, and a ceiling fan with lights, while the dining area is equipped with linoleum flooring and a light fixture. The kitchen boasts linoleum flooring, a refrigerator with an ice maker, a dishwasher, microwave, a gas stove and oven, garbage disposal, an island, an upgraded single lever faucet, and ceiling lights. The master bedroom is carpeted and includes a ceiling fan with lights, while the guest bedrooms each have carpet and ceiling lights. The master bathroom offers double sinks, a glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. The guest bathroom features a sliding glass door, a tile backsplash, granite countertops, linoleum flooring, and a tub and shower. Outside, the backyard includes a shed. The utility room also has linoleum flooring. Additional features of the home include central AC and heating, along with double-pane windows. Dont miss your chance and stop by today!

19. 2026-03-16
    historical
20. 2026-01-26
    listed 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,535
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,123
• − Management: −$4,123
• − Depreciation: −$11,052
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $8,401/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 75/100 Cosmetic rehab

This 2018 manufactured home in Casa Alondra is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace countertops — new countertops improve functionality and aesthetics
• Both install new flooring — new flooring can significantly increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace countertops — new countertops improve functionality and aesthetics ↑
• Both install new flooring — new flooring can significantly increase both resale and rental value ↑

ⓘ 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: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 of 1400 in CA

Livability — San Jose

• Score: 78/100
• State rank: #68
• US rank: #2559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jose, CA
• County: Santa Clara County · 1,806,974 people
• City population: 954,479
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 57,202
• Household income: $101,435
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1808.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Asian 36% Two or more races 22% White 7% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 27% English-only · Spanish 40% Vietnamese 24% Chinese 3%

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: ▼ -1144.74%
• Current HPI: 339.7949
• Rent YoY: ▲ 1.00%
• 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

-5.0% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $379,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-06 Price Changed $379,900 MLSListings
• 2026-03-23 Listed $399,900 MLSListings
• 2026-03-23 Listed $399,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-26 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR