1225 Vienna Dr #105 · Sunnyvale, CA 94089

$449,000

3 bd · 2.0 ba · 1,871 sqft · Manufactured · 17 Days on market

Built 2015 Fair condition Est $417k · 8% over ↓ 6% since listing

---

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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +5.3/10.0
• ARV discount +4.1/15.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in Sunnyvale, this 3-bedroom, 2-bath home offers 1,871 sq. ft. of beautifully maintained, comfortable living space featuring high ceilings and crown molding. The kitchen is equipped with lots of cabinet space, granite countertops, a gas cooktop, oven range, refrigerator, microwave, dishwasher, and a spacious island, plus a pantry for added storage. Central forced air heating and central AC systems. Fireplace with remote gas starter add warmth and ambiance. The large main bedroom with office/den, features walk-in closet and bathroom with double sinks, granite surfaces, a stall shower, and a tub with jets closets for ample storage. Laundry is convenient with the included washer and dryer. 2015 Champion S/N 176000HA100344A/B/C

Key facts

• Gas cooktop
• Spacious island
• Oven range

Tags

• HIGH CEILINGS
• CROWN MOLDING
• GRANITE COUNTERTOPS
• GAS COOKTOP
• OVEN RANGE
• SPACIOUS ISLAND

Property features AI

Finance

• Other: Park home site on leased land; unit will remain; Property restrictions may include board approval, parking restrictions, and pet number restrictions
• HOA & community: Community amenities include barbecue area, billiard room, car wash area, clubhouse, community pool, gym/exercise facility, playground, sauna/spa/hot tub

Exterior

• Parking: Carport with 3 minimum spaces (Space #105); Space associated with rent
• Utilities: Public sewer; Public water with individual water meter; Individual electric meters; Individual gas meters; Public utilities
• Home design: Single-story
• Construction: Lot size source: Assessor
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Gas cooktop; Gas oven/range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Kitchen island; Pantry; Granite countertops; Exhaust fan
• Bedrooms: 3 bedrooms with walk-in closet(s)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms with double sinks, granite surfaces, stall shower, sunken/garden tub, tub with jets
• Heating & cooling: Central forced air heating; Gas heating; Central forced air cooling
• Interior features: Laundry room available; Office area; Storage space; Gas-starter fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $449k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $442k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 7 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 38% 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 $13k 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 17 days — a 2% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $442,265 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $417,233
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Vienna Dr #937	0.00mi	3/2.0	1,795 (-4%)	2mo	$400,000	$223	92
1225 Vienna Dr #141	0.00mi	3/2.0	1,738 (-7%)	2mo	$380,000	$219	87
1225 Vienna Dr #336	0.07mi	3/3.0	1,755 (-6%)	0mo	$428,000	$244	82
1225 Vienna Dr #44	0.00mi	3/2.0	1,658 (-11%)	1mo	$349,000	$210	80
1085 Tasman Dr #225	0.28mi	3/2.0	1,790 (-4%)	1mo	$400,000	$223	79
1225 Vienna Dr #375	0.05mi	3/3.0	1,728 (-8%)	3mo	$389,500	$225	79
1225 Vienna Dr #604	0.10mi	4/2.0 (+1)	1,740 (-7%)	1mo	$320,000	$184	78
1220 Vienna Dr #707	0.15mi	3/2.0	1,716 (-8%)	2mo	$287,000	$167	78
1085 Tasman Dr #496	0.28mi	3/2.0	1,780 (-5%)	2mo	$405,000	$228	78
1085 Tasman Dr #620	0.28mi	3/2.0	1,725 (-8%)	1mo	$399,000	$231	73
1225 Vienna Dr #114	0.10mi	3/2.0	1,600 (-14%)	2mo	$380,000	$238	70
1220 Tasman Dr #142	0.43mi	3/2.0	1,590 (-15%)	3mo	$355,000	$223	53

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-46,432
• Equity at exit: $66,947

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-10,784
• Equity at exit: $38,821

Cash invested: $125,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $5,021 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,054
• Net cashflow: $437

Break-even live

Break-even rent $4,468

Max offer price $449,000

Occupancy floor 86%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 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
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
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	0.96mi
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 13 events

1. 2026-06-18
   days on market $449,000 Active 17 DOM
2. 2026-06-17
   days on market $449,000 Active 16 DOM
3. 2026-06-16
   days on market $449,000 Active 15 DOM
4. 2026-06-15
   days on market $449,000 Active 14 DOM
5. 2026-06-13
   days on market $449,000 Active 12 DOM
6. 2026-06-13
   days on market $449,000 Active 11 DOM
7. 2026-06-09
   days on market $449,000 Active 8 DOM
8. 2026-06-08
   days on market $449,000 Active 7 DOM
9. 2026-06-07
   days on market $449,000 Active 6 DOM
10. 2026-06-05
    days on market $449,000 Active 3 DOM
11. 2026-06-03
    days on market $449,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $449,000 Active 1 DOM

ⓘ 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 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: $60,254
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$7,364
• − Repairs & maintenance: −$4,820
• − Management: −$4,820
• − Depreciation: −$13,062
• Taxable loss: −$1,698
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $5,655/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 · 2 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home in Sunnyvale offers good living space and is in fair condition, with some minor repairs needed. Painting the exterior and trimming the landscaping would significantly enhance its value.

Repairs flagged

• Minor Landscaping — Some plants appear slightly overgrown
• Minor Exterior paint — Slight fading on the siding

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Rental Trim landscaping — Well-maintained landscaping attracts renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some plants appear slightly overgrown	Minor	$500–3,000
Exterior paint · Slight fading on the siding	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Rental Trim landscaping — Well-maintained landscaping attracts renters ↑

ⓘ 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: 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

-6.5% since first listed

6 events — show timeline

• 2026-06-01 Listed $449,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-01 Listed $449,000 MLSListings
• 2022-08-10 Sold (MLS) $418,000 MLSListings
• 2022-07-06 Pending — MLSListings
• 2022-06-15 Contingent — MLSListings
• 2022-06-06 Listed $480,000 MLSListings