1225 Vienna Dr #671 · Sunnyvale, CA 94089

$342,000

3 bd · 2.0 ba · 1,820 sqft · Manufactured · 41 Days on market

Built 1990 $188/sqft · 15% above area Est $298k · 15% over

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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
• ARV discount +0.9/15.0

Listing remarks MLS

Spacious and ready to move-in home, in a family park. This home has lots of natural light streaming through the many dual-paned windows throughout the home. The large kitchen has a breakfast bar, walk-in pantry, stainless steel appliances, and butcher block counters. The formal dining room is adjacent to the kitchen. The main suite offers a large private bath with a garden tub, dual vanities, and a step-in shower. Central heating & A/C, and dual pane windows help with energy savings. The laundry room comes with a washer/dryer. The open-sided front porch is great for that morning cup of coffee or just to relax 1990 Bayshore S/N BHE1498A/B

Key facts

• Built 1990
• Listed 41 days

Property features AI

Finance

• Other: Park home site on leased land; Unit will remain with property
• Financial info: Space rent for parking: $2,625; Local property tax (LPT)
• HOA & community: Community pool; Clubhouse; Gym / exercise facility; Recreation room; Sauna / spa / hot tub; Billiard room; Car wash area; Garden / greenbelt / trails

Exterior

• Parking: Assigned parking space #671 (space rent applies)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Ceiling insulation; Double-pane windows
• Home design: Manufactured home (park model); Living area approximately 1,820
• Construction: Composition/Shingle roof
• Exterior features: Composition shingle roof; Family park; pets allowed; Park home site on leased land (unit will remain)

Interior

• Kitchen: Countertops (other); Dishwasher; Garbage disposal; Range hood; Gas oven/range; Pantry; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating; Central forced air cooling
• Interior features: Vaulted ceiling; Walk-in closet; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $342k.

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 ($5k rent vs $342k).
• Recommended offer: $332k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• Zoned schools: George Mayne Elementary (300 students, 65% FRL); Adrian Wilcox High (math 55% / reading 72%, grade B-, #182 of 1,170 statewide, top 16%, 1,859 students, 40% FRL) — zoned schools average 52% FRL vs 33% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of loan paydown is wiped out by about $10k 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 $96k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $331,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $298,026
• List price: $342,000
• Delta: 14.76%
• Verdict: OVERPRICED
• 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 #937	0.10mi	3/2.0	1,795 (-1%)	2mo	$400,000	$223	92
1225 Vienna Dr #604	0.00mi	4/2.0 (+1)	1,740 (-4%)	1mo	$320,000	$184	87
1085 Tasman Dr #225	0.20mi	3/2.0	1,790 (-2%)	1mo	$400,000	$223	87
1225 Vienna Dr #141	0.10mi	3/2.0	1,738 (-4%)	2mo	$380,000	$219	86
1085 Tasman Dr #496	0.20mi	3/2.0	1,780 (-2%)	2mo	$405,000	$228	85
1220 Vienna Dr #707	0.08mi	3/2.0	1,716 (-6%)	2mo	$287,000	$167	85
1225 Vienna Dr #375	0.06mi	3/3.0	1,728 (-5%)	3mo	$389,500	$225	83
1225 Vienna Dr #336	0.17mi	3/3.0	1,755 (-4%)	0mo	$428,000	$244	82
1085 Tasman Dr #620	0.20mi	3/2.0	1,725 (-5%)	1mo	$399,000	$231	81
1225 Vienna Dr #44	0.10mi	3/2.0	1,658 (-9%)	1mo	$349,000	$210	80
1225 Vienna Dr #114	0.00mi	3/2.0	1,600 (-12%)	2mo	$380,000	$238	78
1220 Tasman Dr #142	0.35mi	3/2.0	1,590 (-13%)	3mo	$355,000	$223	60

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $17,684
• Equity at exit: $50,993

10-year hold

• IRR: 13.9%
• Equity multiple: 2.10×
• Total profit: $105,288
• Equity at exit: $29,570

Cash invested: $95,760 (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: 5.7×

Monthly cashflow live

• Estimated rent: $5,015 high
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$428 /mo · $5,130/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $1,172

Break-even live

Break-even rent $3,532

Max offer price $342,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,408	-5% $1,290	+0% $1,172	+5% $1,054	+10% $935
Rent	-10% $776	-5% $974	+0% $1,172	+5% $1,370	+10% $1,568
Rate	-1.0pp $1,344	-0.5pp $1,259	base $1,172	+0.5pp $1,083	+1.0pp $993

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: $85,500
• Closing costs: $10,260
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	2d	7	0.40mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	2d	9	0.51mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	2d	1	0.65mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	2d	1	0.70mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	2d	8	0.75mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	2d	1	1.01mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	2d	1	1.13mi

Listing history 27 events

1. 2026-06-18
   days on market $342,000 Active 41 DOM
2. 2026-06-17
   days on market $342,000 Active 40 DOM
3. 2026-06-16
   days on market $342,000 Active 39 DOM
4. 2026-06-15
   days on market $342,000 Active 38 DOM
5. 2026-06-13
   days on market $342,000 Active 36 DOM
6. 2026-06-13
   days on market $342,000 Active 35 DOM
7. 2026-06-09
   days on market $342,000 Active 32 DOM
8. 2026-06-08
   days on market $342,000 Active 31 DOM
9. 2026-06-07
   days on market $342,000 Active 30 DOM
10. 2026-06-05
    days on market $342,000 Active 27 DOM
11. 2026-06-03
    days on market $342,000 Active 26 DOM
12. 2026-06-02
    days on market $342,000 Active 25 DOM
13. 2026-06-01
    days on market $342,000 Active 24 DOM
14. 2026-05-31
    days on market $342,000 Active 23 DOM
15. 2026-05-08
    listed $342,000 Active 649-char remark

    Show marketing remark (649 chars)

    Spacious and ready to move-in home, in a family park. This home has lots of natural light streaming through the many dual-paned windows throughout the home. The large kitchen has a breakfast bar, walk-in pantry, stainless steel appliances, and butcher block counters. The formal dining room is adjacent to the kitchen. The main suite offers a large private bath with a garden tub, dual vanities, and a step-in shower. Central heating & A/C, and dual pane windows help with energy savings. The laundry room comes with a washer/dryer. The open-sided front porch is great for that morning cup of coffee or just to relax 1990 Bayshore S/N BHE1498A/B

16. 2026-05-08
    listed $342,000 Active 649-char remark

    Show marketing remark (649 chars)

    Spacious and ready to move-in home, in a family park. This home has lots of natural light streaming through the many dual-paned windows throughout the home. The large kitchen has a breakfast bar, walk-in pantry, stainless steel appliances, and butcher block counters. The formal dining room is adjacent to the kitchen. The main suite offers a large private bath with a garden tub, dual vanities, and a step-in shower. Central heating & A/C, and dual pane windows help with energy savings. The laundry room comes with a washer/dryer. The open-sided front porch is great for that morning cup of coffee or just to relax 1990 Bayshore S/N BHE1498A/B

17. 2024-11-12
    soldstatus $305,000 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

18. 2024-11-12
    soldstatus $305,000 Closed 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

19. 2024-10-05
    status Pending 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

20. 2024-09-04
    price $315,000 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

21. 2024-07-26
    listed $315,000 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

22. 2024-07-26
    listed $329,000 Active 894-char remark

    Show marketing remark (894 chars)

    Welcome to this bright and inviting double wide manufactured home, offering an open floor plan that maximizes space and comfort. With 3 bedrooms and 2 bathrooms, this home is designed for easy living and relaxation. Enjoy year-round comfort with both forced air heating and air conditioning. The layout includes ample room for entertaining and everyday living, with an abundance of natural light creating a warm and welcoming atmosphere. Additional features include convenient two-car tandem covered parking. Located in a highly desired family park, you'll have access to a wealth of amenities, including three sparkling pools, clubhouses for social gatherings, a fitness center to keep active, a billiard room for fun and relaxation, a card room, a playground for the kids, bocce ball courts, and a car wash area. Experience the perfect blend of comfort and community in this exceptional home.

23. 2021-07-21
    soldstatus $195,000 Sold
24. 2021-06-21
    status Pending (Do Not Show)
25. 2021-06-12
    status Active
26. 2021-06-10
    historical Contingent
27. 2021-05-21
    listed $179,000 Active

ⓘ 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: $60,178
• − Mortgage interest: −$19,157
• − Property taxes: −$5,130
• − Insurance: −$6,829
• − Repairs & maintenance: −$4,814
• − Management: −$4,814
• − Depreciation: −$9,949
• Taxable income: $9,485
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $11,784/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

+91.1% since first listed

11 events — show timeline

• 2026-05-08 Listed $342,000 MLSListings
• 2026-05-08 Listed $342,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-11-12 Sold (MLS) $305,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-05 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-04 Price Changed $315,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-26 Listed $329,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-21 Sold (MLS) $195,000 MLSListings
• 2021-06-21 Pending — MLSListings
• 2021-06-12 Relisted — MLSListings
• 2021-06-10 Contingent — MLSListings
• 2021-05-21 Listed $179,000 MLSListings

Property tax history

-8.7%/yr

Latest (2011): $521 · -9.9% YoY. Source: county tax records.