1225 VIENNA Dr #38 · Sunnyvale, CA 94089

$245,000

3 bd · 2.0 ba · 1,566 sqft · Manufactured · 202 Days on market

Built 2005 $156/sqft · 20% below area Est $307k · 20% 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 +5.3/10.0
• 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

Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

Key facts

• Laminated flooring
• Tile flooring
• Vaulted ceilings

Tags

• TILE FLOORING
• ISLAND
• COUNTER CABINET SPACE
• VAULTED CEILINGS
• DUAL PANE WINDOWS
• LAMINATED FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 11 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 37% 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 $69k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $54k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $206k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.08%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $307,027
• List price: $245,000
• Delta: -20.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Vienna Dr #114	0.10mi	3/2.0	1,600 (+2%)	2mo	$380,000	$238	90
1225 Vienna Dr #44	0.00mi	3/2.0	1,658 (+6%)	1mo	$349,000	$210	90
1225 Vienna Dr #925	0.00mi	2/2.0 (-1)	1,490 (-5%)	1mo	$305,000	$205	86
1225 Vienna Dr #141	0.00mi	3/2.0	1,738 (+11%)	2mo	$380,000	$219	80
1225 Vienna Dr #370	0.05mi	2/2.0 (-1)	1,440 (-8%)	1mo	$210,000	$146	78
1085 Tasman Dr #708	0.28mi	3/2.0	1,440 (-8%)	0mo	$313,000	$217	73
1225 Vienna Dr #336	0.07mi	3/3.0	1,755 (+12%)	0mo	$428,000	$244	72
1225 Vienna Dr #604	0.10mi	4/2.0 (+1)	1,740 (+11%)	1mo	$320,000	$184	71
1085 Tasman Dr #620	0.28mi	3/2.0	1,725 (+10%)	1mo	$399,000	$231	69
1085 Tasman Dr #496	0.28mi	3/2.0	1,780 (+14%)	2mo	$405,000	$228	63
1085 Tasman Dr #225	0.28mi	3/2.0	1,790 (+14%)	1mo	$400,000	$223	62
690 Persian Dr #61	0.51mi	2/2.0 (-1)	1,464 (-6%)	2mo	$229,500	$157	59

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: 24.9%
• Equity multiple: 2.02×
• Total profit: $70,291
• Equity at exit: $36,530

10-year hold

• IRR: 32.5%
• Equity multiple: 3.90×
• Total profit: $198,711
• Equity at exit: $21,183

Cash invested: $68,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $4,899 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $1,750

Break-even live

Break-even rent $2,683

Max offer price $245,000

Occupancy floor 59%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 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
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	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
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	0.87mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.87mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	0.96mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.97mi
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 36 events

1. 2026-06-18
   days on market $245,000 Active 202 DOM
2. 2026-06-17
   days on market $245,000 Active 201 DOM
3. 2026-06-16
   days on market $245,000 Active 200 DOM
4. 2026-06-15
   days on market $245,000 Active 199 DOM
5. 2026-06-13
   days on market $245,000 Active 197 DOM
6. 2026-06-13
   days on market $245,000 Active 196 DOM
7. 2026-06-09
   days on market $245,000 Active 193 DOM
8. 2026-06-08
   days on market $245,000 Active 192 DOM
9. 2026-06-07
   days on market $245,000 Active 191 DOM
10. 2026-06-05
    days on market $245,000 Active 188 DOM
11. 2026-06-03
    days on market $245,000 Active 187 DOM
12. 2026-06-02
    days on market $245,000 Active 186 DOM
13. 2026-06-01
    days on market $245,000 Active 185 DOM
14. 2026-05-31
    days on market $245,000 Active 184 DOM
15. 2026-02-19
    price $245,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

16. 2026-02-19
    price $245,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

17. 2026-02-02
    price $255,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

18. 2026-02-02
    price $255,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

19. 2025-12-23
    price $269,900 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

20. 2025-12-23
    price $269,900 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

21. 2025-12-11
    price $279,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

22. 2025-12-11
    price $279,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

23. 2025-11-28
    listed $299,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

24. 2025-11-28
    listed $299,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to this nice 3 bedroom 2 bathroom plus an office that could be the 4th bedroom. On a quiet road. This home located in the desirable city of Sunnyvale, offers 1,560 square feet of living space, the kitchen has tile flooring, island a lot of counter cabinet space. The living and dinning rooms are combined. It has vaulted ceilings, dual pane windows and laminated flooring. Large master bedroom with a walk in closet. Master bathroom has dual sinks, walk-in shower and garden tub. Central heating and A/C. Inside laundry area and a private enclosed side backyard.

25. 2025-06-07
    historical
26. 2025-05-03
    listed Active
27. 2025-04-26
    historical
28. 2025-04-12
    price
29. 2025-02-09
    price
30. 2024-12-28
    listed Active
31. 2023-06-15
    soldstatus $206,500 Sold
32. 2023-06-15
    soldstatus $206,500
33. 2023-05-28
    status Pending (Do Not Show)
34. 2023-05-08
    historical Contingent
35. 2023-04-19
    listed $214,000 Active
36. 2023-04-19
    listed $214,000

ⓘ 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 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: $58,783
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$6,344
• − Repairs & maintenance: −$4,703
• − Management: −$4,703
• − Depreciation: −$7,127
• Taxable income: $18,508
• Est. tax owed @ 24.0%: −$4,442
• After-tax cash flow: $16,561/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: 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

+14.5% since first listed

22 events — show timeline

• 2026-02-19 Price Changed $245,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-19 Price Changed $245,000 MLSListings
• 2026-02-02 Price Changed $255,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-02 Price Changed $255,000 MLSListings
• 2025-12-23 Price Changed $269,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-23 Price Changed $269,900 MLSListings
• 2025-12-11 Price Changed $279,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-11 Price Changed $279,000 MLSListings
• 2025-11-28 Listed $299,000 MLSListings
• 2025-11-28 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-03 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-09 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-12-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-06-15 Sold (MLS) $206,500 San Francisco MLS
• 2023-06-15 Sold (MLS) $206,500 MLSListings
• 2023-05-28 Pending — MLSListings
• 2023-05-08 Contingent — MLSListings
• 2023-04-19 Listed $214,000 MLSListings
• 2023-04-19 Listed $214,000 San Francisco MLS