433 Sylvan #120 · Mountain View, CA 94041

$279,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 36 Days on market

Built 1999 Est $324k · 14% 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 +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +8.0/10.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Super sweet home in the center of Mountain View! Enjoy the cool air of Mt. View on the porch. Then walk through the front door to beautiful open floor plan, Light floors updated granite counter tops and newer stainless steel appliances round out the front of this home, New paint interior 2 nice sized bedrooms 2 Baths and a laundry room with washer and dryer . Long driveway and beautiful landscaping, 1999 Silvercrest 7306952A/B

Key facts

• Open floor plan
• Built 1999
• Listed 36 days

Tags

• OPEN FLOOR PLAN
• UPDATED GRANITE COUNTER TOPS
• BEAUTIFUL LANDSCAPING

Property features AI

Finance

• Other: Lot size source: Assessor; Tax type: Local property tax (LPT)
• HOA & community: Community pool; Clubhouse; Recreation room; Billiard room; Barbecue area; Car wash area; Common utility room; Organized activities; HOA rental restrictions and board approval required; Pets allowed; Senior community (one resident 55+)

Exterior

• Parking: Carport with tandem parking; 3-car carport (minimum); Assigned space number 120
• Utilities: Public sewer; Public water with individual water meter; Individual electric meters; Individual gas meters; Primary meter; Public utilities
• Home design: Manufactured home; Living area approximately 1,100
• Construction: Section serial numbers: 7306952A and 7306952B
• Exterior features: Composition roof; Leased land (park home site), unit will remain; Park entry directions available

Interior

• Kitchen: Granite countertops; Dishwasher; Garbage disposal; Microwave; Gas range/oven; Pantry cabinet; Refrigerator(s)
• Bedrooms: 2 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; Granite surfaces; Updated baths; Shower and tub
• Heating & cooling: Central forced air heating; Ceiling fan
• Interior features: High/vaulted ceilings; Skylight(s); Laundry room; Storage
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.4% in Mountain View — 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 84/100 on livability (#14 in CA, #671 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: crime D+, cost of living F.
• Mountain View-Los Altos Union High (urban): math 77% / reading 86% proficiency, ranked #11 of 517 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+3.4%/yr); 22 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 (-1.1% appreciation + 3.4% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $169k; list at $279k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. Crime grade is D 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $324,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Sylvan Ave #112	0.00mi	2/2.0	1,100 (0%)	13mo	$311,500	$283	89
325 Sylvan Ave #39	0.13mi	2/2.0	1,100 (0%)	9mo	$304,000	$276	86
325 Sylvan Ave #23	0.13mi	2/2.0	1,035 (-6%)	1mo	$305,000	$295	84
433 Sylvan Ave #105	0.05mi	2/2.0	1,120 (+2%)	20mo	$307,900	$275	78
325 Sylvan Ave #89	0.13mi	2/2.0	1,040 (-6%)	13mo	$285,000	$274	74
325 Sylvan Dr #78	0.13mi	2/2.0	1,040 (-6%)	20mo	$300,000	$288	68
501 Moorpark Way #45	0.37mi	2/2.0	1,040 (-6%)	8mo	$399,000	$384	67
325 Sylvan Ave #74	0.11mi	3/2.0 (+1)	1,050 (-4%)	19mo	$310,000	$295	66
191 E El Camino Real #213	0.70mi	2/2.0	1,020 (-7%)	1mo	$305,000	$299	55
191 E El Camino Real #113	0.66mi	2/2.0	1,100 (0%)	20mo	$240,000	$218	53
501 Moorpark Way #83	0.35mi	3/2.0 (+1)	1,212 (+10%)	15mo	$400,000	$330	49
191 E El Camino Real #200	0.66mi	3/2.0 (+1)	997 (-9%)	16mo	$305,000	$306	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.06% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.67×
• Total profit: $52,672
• Equity at exit: $66,594

10-year hold

• IRR: 21.1%
• Equity multiple: 3.16×
• Total profit: $168,737
• Equity at exit: $69,288

Cash invested: $78,120 (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 Mountain View: 0 Strongly Tenant-Friendly · D+34

CSFRA rent control + just-cause.

Methodology + full state rankings →

ZIP-level market 94041

• Home prices YoY: -0.3%
• Rents YoY: 3.4%
• Active inventory: 22
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,884 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $1,140

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 66%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Acalanes Dr Sunnyvale, CA	1.0	1.0	750	$2,350	$3.13	1d	1	0.10mi
817 E Dana St Unit 819 Mountain View, CA	2.0	2.0	1200	$4,395	$3.66	1d	1	0.13mi
1260 Cortez Dr Unit 4 Sunnyvale, CA	2.0	1.5	850	$2,650	$3.12	22d	1	0.17mi
1281 Ayala Dr Unit 04 Mountain View, CA	1.0	1.0	700	$2,300	$3.29	22d	1	0.20mi
235 S Bernardo Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	782	$4,417	$5.64	1d	8	0.27mi
251 Arriba Dr #450 Sunnyvale, CA	3.0	2.0	1300	$4,970	$3.82	1d	1	0.27mi
151 S Bernardo Ave Sunnyvale, CA	1.0	1.0	800	$3,195	$3.99	1d	1	0.29mi
415 Acalanes Dr Sunnyvale, CA	1.0	1.0	775	$2,365	$3.05	1d	1	0.31mi
555 E Evelyn Ave Mountain View, CA	3.0	1.0–2.0	903	$6,015	$6.66	1d	18	0.32mi
1223 W McKinley Ave Unit 3 Sunnyvale, CA	2.0	1.0	1100	$3,099	$2.82	1d	1	0.33mi
435 Acalanes Dr Unit 435-22 Sunnyvale, CA	2.0	1.0	875	$2,595	$2.97	3d	1	0.35mi
870 E El Camino Real Mountain View, CA	1.0–2.0	1.0–2.0	784	$3,325	$4.24	1d	4	0.39mi
600 Rainbow Dr Mountain View, CA	1.0–2.0	1.0–2.0	880	$4,848	$5.51	1d	4	0.41mi
415 S Bernardo Ave Sunnyvale, CA	2.0	2.0	1000	$3,195	$3.19	1d	1	0.44mi
471 Acalanes Dr Sunnyvale, CA	1.0	1.0	830	$2,595	$3.13	7d	1	0.44mi
150 Paseo Ct Mountain View, CA	3.0	2.0	1288	$4,550	$3.53	10d	1	0.49mi
179 Georgetown Ct Mountain View, CA	3.0	3.0	1288	$5,000	$3.88	3d	1	0.53mi
881 E El Camino Real Mountain View, CA	2.0	2.0	1079	$6,042	$5.60	1d	1	0.55mi
451 Carneros Ave Apt B Sunnyvale, CA	2.0	1.0	800	$3,395	$4.24	2d	1	0.57mi
1025 Williams Way Unit 4 Mountain View, CA	2.0	1.0	920	$2,900	$3.15	1d	1	0.64mi
1050 Crestview Dr Mountain View, CA	1.0–2.0	1.0–2.0	1004	$4,850	$4.83	1d	6	0.66mi
1033 Crestview Dr #303 Mountain View, CA	2.0	2.0	1140	$3,550	$3.11	23d	1	0.70mi
243 Buena Vista Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	785	$4,368	$5.56	1d	6	0.72mi
100 N Whisman Rd Mountain View, CA	1.0–2.0	1.0–1.5	909	$4,248	$4.67	1d	6	0.73mi
1000 Escalon Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	815	$4,350	$5.34	1d	1	0.75mi
707 Continental Cir Mountain View, CA	1.0–2.0	1.0–2.0	810	$4,771	$5.89	1d	25	0.76mi
151 Calderon Ave Mountain View, CA	2.0	1.0	589	$4,355	$7.39	1d	1	0.76mi
695 S Knickerbocker Dr #15 Sunnyvale, CA	2.0	2.5	1257	$4,200	$3.34	10d	1	0.77mi
110 Paul Ave Mountain View, CA	2.0	1.0	838	$4,100	$4.89	3d	1	0.78mi
1200 Dale Ave Mountain View, CA	2.0	2.0	940	$4,795	$5.10	1d	1	0.80mi
745 S Bernardo Ave Sunnyvale, CA	1.0	1.0	767	$3,644	$4.75	1d	5	0.80mi
465 Calderon Ave #1640 Mountain View, CA	2.0	1.0	850	$4,580	$5.39	20d	1	0.84mi
217 Ada Ave #37 Mountain View, CA	3.0	2.5	1484	$5,400	$3.64	1d	1	0.86mi
991 Belmont Ter #3 Sunnyvale, CA	2.0	2.5	1483	$4,650	$3.14	1d	1	0.89mi
955 Escalon Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	780	$3,350	$4.29	1d	1	0.91mi
395 Ano Nuevo Ave Sunnyvale, CA	1.0	1.0	710	$2,700	$3.80	1d	1	0.93mi
15 Cassandra Way #1607 Mountain View, CA	2.0	2.0	992	$6,770	$6.82	1d	1	0.97mi
437 Costa Mesa Ter Unit F Sunnyvale, CA	2.0	2.0	1012	$3,875	$3.83	14d	1	0.98mi
935 La Mesa Ter Unit 1 Sunnyvale, CA	2.0	1.0	854	$4,000	$4.68	1d	1	1.01mi
225 Pamela Dr Mountain View, CA	2.0	1.0–2.0	733	$4,800	$6.55	1d	1	1.01mi

Listing history 30 events

1. 2026-06-18
   days on market $279,000 Active 36 DOM
2. 2026-06-17
   days on market $279,000 Active 35 DOM
3. 2026-06-16
   days on market $279,000 Active 34 DOM
4. 2026-06-15
   days on market $279,000 Active 33 DOM
5. 2026-06-13
   days on market $279,000 Active 31 DOM
6. 2026-06-13
   days on market $279,000 Active 30 DOM
7. 2026-06-09
   days on market $279,000 Active 27 DOM
8. 2026-06-08
   days on market $279,000 Active 26 DOM
9. 2026-06-07
   days on market $279,000 Active 25 DOM
10. 2026-06-05
    days on market $279,000 Active 22 DOM
11. 2026-06-03
    days on market $279,000 Active 21 DOM
12. 2026-06-02
    days on market $279,000 Active 20 DOM
13. 2026-06-01
    days on market $279,000 Active 19 DOM
14. 2026-05-31
    days on market $279,000 Active 18 DOM
15. 2026-05-13
    listed $279,000 Active 430-char remark

    Show marketing remark (430 chars)

    Super sweet home in the center of Mountain View! Enjoy the cool air of Mt. View on the porch. Then walk through the front door to beautiful open floor plan, Light floors updated granite counter tops and newer stainless steel appliances round out the front of this home, New paint interior 2 nice sized bedrooms 2 Baths and a laundry room with washer and dryer . Long driveway and beautiful landscaping, 1999 Silvercrest 7306952A/B

16. 2026-05-13
    listed $279,000 Active 430-char remark

    Show marketing remark (430 chars)

    Super sweet home in the center of Mountain View! Enjoy the cool air of Mt. View on the porch. Then walk through the front door to beautiful open floor plan, Light floors updated granite counter tops and newer stainless steel appliances round out the front of this home, New paint interior 2 nice sized bedrooms 2 Baths and a laundry room with washer and dryer . Long driveway and beautiful landscaping, 1999 Silvercrest 7306952A/B

17. 2014-12-10
    historical 269-char remark

    Show marketing remark (269 chars)

    Walk in to this home, It has NEW PAINT INSIDE AND OUT, NEW CARPET, NEW TILE, NEWER APPLIANCES. Get a new home for an old price. 1999 Silvercrest SN# 17306952 A/B Open house 11/1 & 11/2 1:00- 4:00 We will be going over all offers on 11/9/14 Don't miss out.

18. 2014-11-12
    historical Contingent 269-char remark

    Show marketing remark (269 chars)

    Walk in to this home, It has NEW PAINT INSIDE AND OUT, NEW CARPET, NEW TILE, NEWER APPLIANCES. Get a new home for an old price. 1999 Silvercrest SN# 17306952 A/B Open house 11/1 & 11/2 1:00- 4:00 We will be going over all offers on 11/9/14 Don't miss out.

19. 2014-11-12
    soldstatus $169,000 Sold 269-char remark

    Show marketing remark (269 chars)

    Walk in to this home, It has NEW PAINT INSIDE AND OUT, NEW CARPET, NEW TILE, NEWER APPLIANCES. Get a new home for an old price. 1999 Silvercrest SN# 17306952 A/B Open house 11/1 & 11/2 1:00- 4:00 We will be going over all offers on 11/9/14 Don't miss out.

20. 2014-10-31
    listed $149,000 Active 269-char remark

    Show marketing remark (269 chars)

    Walk in to this home, It has NEW PAINT INSIDE AND OUT, NEW CARPET, NEW TILE, NEWER APPLIANCES. Get a new home for an old price. 1999 Silvercrest SN# 17306952 A/B Open house 11/1 & 11/2 1:00- 4:00 We will be going over all offers on 11/9/14 Don't miss out.

21. 2009-04-23
    historical
22. 2009-04-22
    soldstatus $65,000 Sold
23. 2009-03-26
    historical
24. 2009-03-03
    price $82,500
25. 2009-02-13
    price $89,950
26. 2009-01-16
    price $88,000
27. 2008-09-02
    listed $94,950
28. 2006-07-24
    historical
29. 2006-07-02
    soldstatus $109,900
30. 2006-02-06
    listed $109,900

ⓘ 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 4/10 Moderate 7 d/yr ≥92°F today · 14 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: $46,603
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,728
• − Management: −$3,728
• − Depreciation: −$8,116
• Taxable income: $9,822
• Est. tax owed @ 24.0%: −$2,357
• After-tax cash flow: $11,322/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: Mountain View-Los Altos Union High
• NCES district ID: 0626310
• Math proficiency: 77% ▲ 9.00%
• Reading proficiency: 86% ▲ 4.00%
• Median HH income: $161,233
• Composite: 79.5/100
• National rank: #59
• State rank: #11 of 517 in CA

Livability — Mountain View

• Score: 84/100
• State rank: #14
• US rank: #671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, CA
• County: Santa Clara County · 1,806,974 people
• City population: 84,858
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 16,050
• Household income: $178,558
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 981.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 28% Asian 27% Two or more races 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 39% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 20% Chinese 11% Other Indo-European 7%

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: ▼ -1.06%
• Current HPI: 399.4625
• Rent YoY: ▲ 3.44%
• 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

+153.9% since first listed

16 events — show timeline

• 2026-05-13 Listed $279,000 MLSListings
• 2026-05-13 Listed $279,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-12-10 Listing Removed — MLSListings
• 2014-11-12 Contingent — MLSListings
• 2014-11-12 Sold (MLS) $169,000 MLSListings
• 2014-10-31 Listed $149,000 MLSListings
• 2009-04-23 Listing Removed — MLSListings
• 2009-04-22 Sold (MLS) $65,000 MLSListings
• 2009-03-26 Contingent — MLSListings
• 2009-03-03 Price Changed $82,500 MLSListings
• 2009-02-13 Price Changed $89,950 MLSListings
• 2009-01-16 Price Changed $88,000 MLSListings
• 2008-09-02 Listed $94,950 MLSListings
• 2006-07-24 Listing Removed — MLSListings
• 2006-07-02 Sold (MLS) $109,900 MLSListings
• 2006-02-06 Listed $109,900 MLSListings