1225 Vienna Dr · Sunnyvale, CA 94089

$249,000

2 bd · 2.0 ba · 2,528 sqft · Other public records · 28 Days on market

Built 1981

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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
• Schools +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

Note: * do not disturb residents * Light and spacious home in quiet high end park. Large deck and totally private yard accessible via sliding door from large dining / sitting / family room with open kitchen and large skylight for a bright environment. Hall bathroom with bath/shower, toilet and sink, next to front bedroom. Master in rear with another sliding door access to the deck, a private bathroom with separate shower and bath, toilet and a large counter with sink. Also large walk-in closet. Opposite kitchen is laundry room side by side w/ d and lots of cabinets for storage plus a counter spanning across the lower cabinets that can serve as home office desk. Available for move-in Ju

Key facts

• Large deck
• Large counter
• Private yard

Tags

• LARGE DECK
• PRIVATE YARD
• OPEN KITCHEN
• LARGE SKYLIGHT
• PRIVATE BATHROOM
• LARGE COUNTER

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Built in 1981; Single-family residence
• Exterior features: Deck; Subdivision: Plaza del Rey

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Interior features: Skylights; Pantry; Deck

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Zoned schools: Lakewood Elementary (407 students, 47% FRL); Columbia Middle (587 students, 46% FRL); Fremont High (math 67% / reading 82%, grade B+, #78 of 1,170 statewide, top 7%, 2,171 students, 23% FRL).
• Zoned-school proficiency averages 74% at this address vs 89% district-wide (-14 pts) — the specific schools serving this property underperform the Fremont Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 68 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• This rent runs 33% 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 $7k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

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 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.95%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $38,328
• Equity at exit: $37,127

10-year hold

• IRR: 22.4%
• Equity multiple: 2.88×
• Total profit: $131,141
• Equity at exit: $21,529

Cash invested: $69,720 (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: 68
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,307 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $1,255

Break-even live

Break-even rent $2,718

Max offer price $249,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,427	-5% $1,341	+0% $1,255	+5% $1,169	+10% $1,083
Rent	-10% $915	-5% $1,085	+0% $1,255	+5% $1,425	+10% $1,595
Rate	-1.0pp $1,381	-0.5pp $1,319	base $1,255	+0.5pp $1,191	+1.0pp $1,125

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	3d	1	0.48mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,307	$3.74	0d	6	0.64mi

Listing history 8 events

1. 2026-06-05
   days on market $249,000 Active 28 DOM
2. 2026-06-03
   days on market $249,000 Active 27 DOM
3. 2026-06-02
   days on market $249,000 Active 26 DOM
4. 2026-06-01
   days on market $249,000 Active 25 DOM
5. 2026-05-31
   days on market $249,000 Active 24 DOM
6. 2026-04-16
   listed $249,000 Active
7. 2019-08-26
   soldstatus $237,360,000
8. 2015-10-23
   soldstatus $151,521,000

ⓘ 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 5/10 Major FEMA zone AE · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 16 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: $51,684
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$6,364
• − Repairs & maintenance: −$4,135
• − Management: −$4,135
• − Depreciation: −$7,244
• Taxable income: $12,125
• Est. tax owed @ 24.0%: −$2,910
• After-tax cash flow: $12,153/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

-99.8% since first listed

3 events — show timeline

• 2026-04-16 Listed $249,000 FSBO.com
• 2019-08-26 Sold (Public Records) $237,360,000 Public Records
• 2015-10-23 Sold (Public Records) $151,521,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $400,164 · +3.8% YoY. Source: county tax records.