729 Mountain View Ave · Mountain View, CA 94041

$2,500,000

None bd · None ba · 2,184 sqft · MultiFamily public records · 127 Days on market

Built 1953 7,500 sqft lot Est $1867k · 34% over

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Why this score? — see what drove the F 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 +8.1/30.0
• 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
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity in the heart of Mountain View. This well-located 5-unit multifamily property offers strong rental demand in one of Silicon Valleys most desirable markets. The property features five units with separate electric and gas meters, providing efficient utility management for both owner and tenants. Solid construction with a pitched composition roof and ample on-site parking. Stable tenant occupancy with upside potential in rents. Conveniently situated near downtown Mountain View, major tech employers, Caltrain, shopping, and dining. Easy access to Highways 101, 85, and 237. Ideal for investors seeking long-term appreciation, steady cash flow, and value-add potential in a prime location.

Key facts

• Solid construction
• Multifamily property
• 7,500 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PROPERTY
• SOLID CONSTRUCTION
• AMPLE ON-SITE PARKING
• STABLE TENANT OCCUPANCY
• UPSIDE POTENTIAL IN RENTS

Property features AI

Finance

• Other: Total living area reported as 2,184; Property primary ID 740020
• Financial info: Complex contains at least 5 units; Annual rental income listed at $108,312; Annual gross income listed at $102,896; Gross scheduled income $108,312; Gross rent multiplier 23.08; Vacancy factor 5%; Tenant pays some expenses (tenant expenses listed as other)
• HOA & community: (No HOA details provided)

Exterior

• Parking: Carport; Additional unspecified parking; 5 garage spaces; 2 parking spaces
• Security: Security features present (see remarks)
• Utilities: Public water; Public sewer; Public utilities; Other separate meters (separate meters for units)
• Home design: Multifamily property with one building
• Construction: Foundation: Other
• Exterior features: Composition roof; Parking available on property; Property zoned R2

Interior

• Kitchen: (No kitchen appliance details provided)
• Bedrooms: Multiple 1-bedroom units (several units designated as 1 bedroom)
• Flooring: (No flooring details provided)
• Bathrooms: Multiple full bathrooms (each unit includes a full bath)
• Heating & cooling: Wall furnace heating; Ceiling fan cooling
• Interior features: Ceiling fan(s); Wall furnace heating; Security features noted (see remarks)
• Laundry & utility: (No laundry appliance details provided)

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative. Per door: $-511/mo.
• To cash-flow at today's rent, offer at most $2.05M (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.69M (32.2% below list).
• Recommended offer: $1.69M (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• At $16,940/mo this rent would consume 114% of the median local household income ($179k/yr) (locally 981% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $17k of loan paydown is wiped out by about $26k 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($2.20M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $1.60M; list at $2.50M implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,694,000 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $1,867,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Villa St	0.53mi	4/4.0	2,280 (+4%)	20mo	$1,950,000	$855	52
667 Ehrhorn Ave	0.70mi	—/—	2,023 (-7%)	8mo	$1,400,000	$692	49
1675 California St	0.43mi	4/1.0	1,948 (-11%)	19mo	$1,370,000	$703	46
1809 Higdon Ave	0.71mi	5/3.0	1,872 (-14%)	10mo	$1,700,000	$908	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: -11.7%
• Equity multiple: 0.50×
• Total profit: $-350,334
• Equity at exit: $596,718

10-year hold

• IRR: -4.5%
• Equity multiple: 0.59×
• Total profit: $-288,598
• Equity at exit: $620,861

Cash invested: $700,000 (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: 61.5×

Monthly cashflow live

• Estimated rent: $16,940 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$1,719 /mo · $20,627/yr
• Insurance: −$1,042
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,557
• Net cashflow: $-2,555

Break-even live

Break-even rent $20,174

Max offer price $2,048,695

Occupancy floor —

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$16,940
Total (5 units)			$16,940

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Geary Way Mountain View, CA	3.0	3.5	1748	$6,650	$3.80	7d	1	0.95mi
179 Ortega Ave Mountain View, CA	3.0	2.5	1725	$5,800	$3.36	19d	1	1.12mi
2400 W El Camino Real Mountain View, CA	3.0	1.0–3.0	1135	$4,553	$4.01	1d	1	1.22mi
217 Ada Ave #37 Mountain View, CA	3.0	2.5	1484	$5,400	$3.64	1d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $2,500,000 Active 127 DOM
2. 2026-06-17
   days on market $2,500,000 Active 126 DOM
3. 2026-06-16
   days on market $2,500,000 Active 125 DOM
4. 2026-06-15
   days on market $2,500,000 Active 124 DOM
5. 2026-06-13
   days on market $2,500,000 Active 122 DOM
6. 2026-06-13
   days on market $2,500,000 Active 121 DOM
7. 2026-06-09
   days on market $2,500,000 Active 118 DOM
8. 2026-06-08
   days on market $2,500,000 Active 117 DOM
9. 2026-06-07
   days on market $2,500,000 Active 116 DOM
10. 2026-06-05
    days on market $2,500,000 Active 113 DOM
11. 2026-06-03
    days on market $2,500,000 Active 112 DOM
12. 2026-06-02
    days on market $2,500,000 Active 111 DOM
13. 2026-06-01
    days on market $2,500,000 Active 110 DOM
14. 2026-05-31
    days on market $2,500,000 Active 109 DOM
15. 2026-02-12
    listed $2,500,000 Active 722-char remark

    Show marketing remark (722 chars)

    Excellent investment opportunity in the heart of Mountain View. This well-located 5-unit multifamily property offers strong rental demand in one of Silicon Valleys most desirable markets. The property features five units with separate electric and gas meters, providing efficient utility management for both owner and tenants. Solid construction with a pitched composition roof and ample on-site parking. Stable tenant occupancy with upside potential in rents. Conveniently situated near downtown Mountain View, major tech employers, Caltrain, shopping, and dining. Easy access to Highways 101, 85, and 237. Ideal for investors seeking long-term appreciation, steady cash flow, and value-add potential in a prime location.

16. 2026-02-12
    listed $2,500,000 Active 722-char remark

    Show marketing remark (722 chars)

    Excellent investment opportunity in the heart of Mountain View. This well-located 5-unit multifamily property offers strong rental demand in one of Silicon Valleys most desirable markets. The property features five units with separate electric and gas meters, providing efficient utility management for both owner and tenants. Solid construction with a pitched composition roof and ample on-site parking. Stable tenant occupancy with upside potential in rents. Conveniently situated near downtown Mountain View, major tech employers, Caltrain, shopping, and dining. Easy access to Highways 101, 85, and 237. Ideal for investors seeking long-term appreciation, steady cash flow, and value-add potential in a prime location.

17. 2021-04-20
    soldstatus $1,600,000
18. 1978-07-01
    soldstatus $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $20,627 · $1,719/mo
• Projected year-2 tax: $20,627 · $1,719/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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: $203,280
• − Mortgage interest: −$140,039
• − Property taxes: −$20,627
• − Insurance: −$13,298
• − Repairs & maintenance: −$16,262
• − Management: −$16,262
• − Depreciation: −$72,727
• Taxable loss: −$75,936
• Est. tax savings @ 24.0%: +$18,225
• After-tax cash flow: $-12,432/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

+2400.0% since first listed

4 events — show timeline

• 2026-02-12 Listed $2,500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-12 Listed $2,500,000 MLSListings
• 2021-04-20 Sold (Public Records) $1,600,000 Public Records
• 1978-07-01 Sold (Public Records) $100,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $20,627 · +2.9% YoY. Source: county tax records.