1050 BORREGAS #73 · Sunnyvale, CA 94089

$254,900

2 bd · 2.0 ba · 1,840 sqft · Manufactured · 11 Days on market

Built 1977 Est $381k · 33% 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

THE HOME YOU BEEN LOOKING FOR ! ONE OF THE BEST LOTS IN TOP SUNNYVALE PARK . TRIPLE WIDE ON GREAT CORNER LOT NEXT TO GUEST PARKING (VERY HANDY) VERY NICE FRONT PORCH . HOME FEATURES VAULTED CEILINGS, WHITE WALLS. KITCHEN HAS UPDATED S.S. APPLIANCES NEET EAT IN DINETTE SPACE. LARGE SEPARATE FAMILY ROOM WITH WOOD BURNING FIREPLACE. MASTER SUITE HAS TRIPLE MIRRORED WALK IN CLOSET. MASTER BATH HAS DUAL SINKS,GARDEN TUB & OVERSIZED SHOWER.NICE LAUNDRY ROOM WITH WASHER & DRYER, FULL LENGTH DRIVEWAY WITH NEWER TUFF SHED CENTRAL A/C (THIS SPECIAL HOME IS STILL ON D.O.H SO IT HAS ZERO PROPERTY TAX!!)

Key facts

• Great corner lot
• Oversized shower
• Full length driveway

Tags

• GREAT CORNER LOT
• UPDATED S S APPLIANCES
• TRIPLE MIRRORED WALK IN CLOSET
• GARDEN TUB
• OVERSIZED SHOWER
• FULL LENGTH DRIVEWAY

Property features AI

Finance

• Other: Living area reported (1,840); Directions: Come into park, take second left to end of street; #73 is on the corner
• Financial info: Tax type: In Lieu of Tax (ILT); Space rent for assigned parking
• HOA & community: Community amenities include barbecue area, billiard room, clubhouse, common utility room, community pool, recreation room, and sauna/spa/hot tub

Exterior

• Parking: Carport with space for oversized vehicle; Covered parking; 4-carport minimum (carport spaces indicated); Assigned space number 73; Space rent applies
• Security: Security features noted (see remarks)
• Utilities: Public water; Public sewer (sewer connected); Individual electric meters; Individual gas meters; Ceiling insulation (energy saving)
• Home design: Single-story; Unit will remain (park home site)
• Construction: Section identifiers WS2894A, B, C
• Exterior features: Composition roof; Property is in a senior community (one resident 55+ allowed); Pets allowed

Interior

• Kitchen: Dishwasher; Gas range (oven/range); Microwave; Hood over range; Garbage disposal; Ice maker; Pantry; Other countertop material; Refrigerator(s)
• Bedrooms: 2 bedrooms with walk-in closet
• Flooring: Carpet; Laminate; Vinyl/linoleum
• Bathrooms: 2 full bathrooms with double sinks; Dual-flush toilets; Combination of shower and tub, stall shower, and sunken/garden tub; Solid surface counters
• Heating & cooling: Central forced air heating (gas); Central forced air cooling; Ceiling fans
• Interior features: High ceilings and vaulted ceilings; Separate family room; Breakfast nook and dining area in living room; Storage
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $255k).
• Cap rate 14.8% 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; 4 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 34% 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 $8k 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 $71k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $163k; list at $255k implies a 56% gain — meaningful room to come down on a strong offer.

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 $254,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $380,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Borregas Ave #146	0.00mi	3/2.0 (+1)	1,750 (-5%)	10mo	$360,000	$206	78
1111 Morse Ave #179	0.22mi	3/2.0 (+1)	1,792 (-3%)	8mo	$375,000	$209	74
1111 Morse Ave #209	0.22mi	2/2.0	1,725 (-6%)	8mo	$287,000	$166	73
1050 Borregas Ave #168	0.10mi	2/2.0	1,728 (-6%)	15mo	$279,000	$161	73
1111 Morse Ave #220	0.26mi	3/2.0 (+1)	1,830 (-0%)	12mo	$359,000	$196	72
1111 Moorse Ave #40	0.21mi	3/3.0 (+1)	1,920 (+4%)	3mo	$429,000	$223	72
1050 Borregas Ave #69	0.00mi	3/2.0 (+1)	1,590 (-14%)	6mo	$293,000	$184	67
1050 Borregas Ave #36	0.10mi	3/2.0 (+1)	1,715 (-7%)	16mo	$366,000	$213	66
1111 Morse Ave #45	0.22mi	3/1.0 (+1)	1,680 (-9%)	3mo	$315,000	$188	64
1111 Morse Ave #108	0.26mi	3/2.0 (+1)	1,740 (-5%)	17mo	$425,000	$244	60
1111 Morse Ave #202	0.26mi	3/2.0 (+1)	1,647 (-10%)	8mo	$350,000	$213	59
600 E Weddell Dr #194	0.60mi	3/2.0 (+1)	1,621 (-12%)	9mo	$335,000	$207	40

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $72,579
• Equity at exit: $38,006

10-year hold

• IRR: 32.3%
• Equity multiple: 3.88×
• Total profit: $205,359
• Equity at exit: $22,039

Cash invested: $71,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $4,525 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $1,813

Break-even live

Break-even rent $2,230

Max offer price $254,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,990	-5% $1,901	+0% $1,813	+5% $1,725	+10% $1,637
Rent	-10% $1,456	-5% $1,635	+0% $1,813	+5% $1,992	+10% $2,171
Rate	-1.0pp $1,942	-0.5pp $1,878	base $1,813	+0.5pp $1,747	+1.0pp $1,680

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	2d	1	0.52mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$4,986	$3.97	2d	8	0.53mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	2d	9	0.67mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	2d	7	1.41mi

Listing history 7 events

1. 2026-06-21
   days on market $254,900 Active 11 DOM
2. 2026-06-18
   days on market $254,900 Active 8 DOM
3. 2026-06-17
   days on market $254,900 Active 7 DOM
4. 2026-06-16
   days on market $254,900 Active 6 DOM
5. 2026-06-15
   days on market $254,900 Active 5 DOM
6. 2026-06-13
   remarks 613-char remark
7. 2026-06-13
   listed $254,900 Active 3 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 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: $54,303
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$4,344
• − Management: −$4,344
• − Depreciation: −$7,415
• Taxable income: $18,823
• Est. tax owed @ 24.0%: −$4,517
• After-tax cash flow: $17,243/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

+131.7% since first listed

10 events — show timeline

• 2026-06-10 Listed $254,900 MLSListings
• 2026-06-10 Listed $254,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-17 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-09-20 Sold (MLS) $163,000 MLSListings
• 2016-08-11 Pending — MLSListings
• 2016-07-21 Listed $169,000 MLSListings
• 2005-06-15 Listing Removed — MLSListings
• 2005-06-01 Sold (MLS) $107,000 MLSListings
• 2005-05-05 Listed $110,000 MLSListings