5450 Monterey Rd #142 · San Jose, CA 95111

$409,000

3 bd · 2.0 ba · 1,734 sqft · Manufactured · 21 Days on market

Built 1998 Est $473k · 14% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +13.6/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1998 Silvercrest home offers 1,734 square feet of living space with 3 bedrooms, 2 full bathrooms, and an office. Spacious living room features cathedral ceiling, cozy fireplace, built-in wall shelves, and laminated floor throughout the entire home. The kitchen is highlighted with granite countertop, large center island for bar seating and stainless-steel appliances. Large master bedroom includes 2 walk-in closets, bathroom with a soaking tub and a walk-in shower. Laundry room offers a washer and dryer with additional storage cabinets. The home has 6 inches wall compares to 4 inches wall in older homes, has interior sheetrock walls verses wood panels, comes with dual paned windows, equips with earthquake safety system underneath the home, and has with conditioning and central heating for your comfort. Park amenities include a club house, billiard room, community pool, and exercise gym. It is located near restaurants, shopping areas, and easy freeways access. Space rent is only $1,277. Don't miss the chance to make this your dream home.

Key facts

• Large center island
• Soaking tub
• Walk in closets

Tags

• GRANITE COUNTERTOP
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSETS
• SOAKING TUB
• WALK IN SHOWER

Property features AI

Finance

• Other: Living area approximately 1,734 (source: assessor)
• Financial info: Space rent: $1,277
• HOA & community: Community pool; Club house; Billiard room; Gym / exercise facility

Exterior

• Parking: Assigned space number 142 (space rent applies)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured home within a family park; Unit will remain on park home site
• Exterior features: Shingle roof

Interior

• Kitchen: Breakfast bar (kitchen/dining connection)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air cooling; Gas heating
• Interior features: Breakfast bar in dining area; Family room (see remarks); Gas-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $409k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $409k).
• Recommended offer: $403k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 1.6% in San Jose — 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 78/100 on livability (#68 in CA, #2,559 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 65 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $4,301/mo this rent would consume 51% of the median local household income ($101k/yr) (locally 1808% 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 (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 21 days — a 2% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 7 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 $305k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $402,865 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $473,382
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5450 Monterey Rd #23	0.01mi	3/2.0	1,740 (+0%)	9mo	$380,000	$218	92
5450 Monterey Hwy #164	0.00mi	3/3.0	1,760 (+2%)	4mo	$480,000	$273	90
5450 Monterey Rd #143	0.17mi	3/2.0	1,536 (-11%)	2mo	$270,000	$176	71
513 Olivian Dr #513	0.38mi	3/2.0	1,832 (+6%)	11mo	$585,000	$319	64
165 Blossom Hill Rd #369	0.55mi	4/2.0 (+1)	1,830 (+6%)	2mo	$449,000	$245	58
195 Blossom Hill Rd #215	0.67mi	3/2.0	1,800 (+4%)	8mo	$460,000	$256	56
200 Ford Rd #168	0.59mi	3/2.0	1,568 (-10%)	6mo	$412,000	$263	51
165 Blossom Hill Rd #145	0.59mi	3/2.0	1,500 (-14%)	1mo	$445,000	$297	49
165 Blossom Hl #104	0.50mi	3/2.0	1,534 (-12%)	11mo	$430,000	$280	48
200 Ford Rd #180	0.59mi	4/2.0 (+1)	1,531 (-12%)	7mo	$410,000	$268	42
165 Blossom Hill Rd #113	0.64mi	3/2.0	1,500 (-14%)	7mo	$415,000	$277	42
200 Ford Rd #242	0.59mi	4/3.0 (+1)	1,500 (-14%)	10mo	$438,000	$292	33

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-38,289
• Equity at exit: $60,983

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-19,651
• Equity at exit: $35,363

Cash invested: $114,520 (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 San Jose: 0 Strongly Tenant-Friendly · D+24

Apartment Rent Ordinance covers pre-1979 multifamily.

Methodology + full state rankings →

ZIP-level market 95111

• Rents YoY: 1.0%
• Active inventory: 65
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,301 high
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$903
• Net cashflow: $572

Break-even live

Break-even rent $3,578

Max offer price $409,000

Occupancy floor 82%

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5491 Demerest Ln San Jose, CA	3.0	2.5	1335	$4,800	$3.60	1d	1	0.41mi
5560 Lexington Ave San Jose, CA	2.0	1.0–2.0	846	$3,530	$4.17	1d	14	0.46mi
5590 Makati Cir San Jose, CA	2.0	2.0	1233	$3,395	$2.75	2d	1	0.82mi
5683 Beswick Dr San Jose, CA	2.0	1.0	1100	$3,200	$2.91	3d	1	0.83mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1050	$4,965	$4.73	1d	18	0.97mi
5823 Brandon Ct San Jose, CA	4.0	3.5	2250	$4,700	$2.09	14d	1	0.97mi
5002 Brook Valley Loop San Jose, CA	3.0	3.0	1992	$4,500	$2.26	1d	1	1.04mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,900	$3.09	1d	2	1.11mi
5959 Charlotte Dr San Jose, CA	3.0	4.0	1700	$4,000	$2.35	3d	1	1.15mi
5659 Lathrop Dr San Jose, CA	3.0	2.0	1543	$4,300	$2.79	1d	1	1.25mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1028	$5,169	$5.03	1d	26	1.26mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	1d	1	1.26mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$4,357	$4.30	1d	7	1.28mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	3d	1	1.34mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	1d	1	1.34mi
6818 Chroma Ct San Jose, CA	3.0	3.0	1563	$4,295	$2.75	10d	1	1.37mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	1d	1	1.38mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,953	$4.83	1d	4	1.43mi

Listing history 33 events

1. 2026-06-18
   days on market $409,000 Active 21 DOM
2. 2026-06-17
   days on market $409,000 Active 20 DOM
3. 2026-06-16
   days on market $409,000 Active 19 DOM
4. 2026-06-15
   days on market $409,000 Active 18 DOM
5. 2026-06-13
   days on market $409,000 Active 16 DOM
6. 2026-06-13
   days on market $409,000 Active 15 DOM
7. 2026-06-09
   days on market $409,000 Active 12 DOM
8. 2026-06-08
   days on market $409,000 Active 11 DOM
9. 2026-06-07
   days on market $409,000 Active 10 DOM
10. 2026-06-05
    days on market $409,000 Active 7 DOM
11. 2026-06-03
    days on market $409,000 Active 6 DOM
12. 2026-06-02
    days on market $409,000 Active 5 DOM
13. 2026-06-01
    days on market $409,000 Active 4 DOM
14. 2026-05-31
    days on market $409,000 Active 3 DOM
15. 2026-03-30
    status Pending 1064-char remark

    Show marketing remark (1064 chars)

    This charming 1998 Silvercrest home offers 1,734 square feet of living space with 3 bedrooms, 2 full bathrooms, and an office. Spacious living room features cathedral ceiling, cozy fireplace, built-in wall shelves, and laminated floor throughout the entire home. The kitchen is highlighted with granite countertop, large center island for bar seating and stainless-steel appliances. Large master bedroom includes 2 walk-in closets, bathroom with a soaking tub and a walk-in shower. Laundry room offers a washer and dryer with additional storage cabinets. The home has 6 inches wall compares to 4 inches wall in older homes, has interior sheetrock walls verses wood panels, comes with dual paned windows, equips with earthquake safety system underneath the home, and has with conditioning and central heating for your comfort. Park amenities include a club house, billiard room, community pool, and exercise gym. It is located near restaurants, shopping areas, and easy freeways access. Space rent is only $1,277. Don't miss the chance to make this your dream home.

16. 2026-03-30
    historical Contingent 1064-char remark

    Show marketing remark (1064 chars)

    This charming 1998 Silvercrest home offers 1,734 square feet of living space with 3 bedrooms, 2 full bathrooms, and an office. Spacious living room features cathedral ceiling, cozy fireplace, built-in wall shelves, and laminated floor throughout the entire home. The kitchen is highlighted with granite countertop, large center island for bar seating and stainless-steel appliances. Large master bedroom includes 2 walk-in closets, bathroom with a soaking tub and a walk-in shower. Laundry room offers a washer and dryer with additional storage cabinets. The home has 6 inches wall compares to 4 inches wall in older homes, has interior sheetrock walls verses wood panels, comes with dual paned windows, equips with earthquake safety system underneath the home, and has with conditioning and central heating for your comfort. Park amenities include a club house, billiard room, community pool, and exercise gym. It is located near restaurants, shopping areas, and easy freeways access. Space rent is only $1,277. Don't miss the chance to make this your dream home.

17. 2026-03-12
    listed $405,000 Active 1064-char remark

    Show marketing remark (1064 chars)

    This charming 1998 Silvercrest home offers 1,734 square feet of living space with 3 bedrooms, 2 full bathrooms, and an office. Spacious living room features cathedral ceiling, cozy fireplace, built-in wall shelves, and laminated floor throughout the entire home. The kitchen is highlighted with granite countertop, large center island for bar seating and stainless-steel appliances. Large master bedroom includes 2 walk-in closets, bathroom with a soaking tub and a walk-in shower. Laundry room offers a washer and dryer with additional storage cabinets. The home has 6 inches wall compares to 4 inches wall in older homes, has interior sheetrock walls verses wood panels, comes with dual paned windows, equips with earthquake safety system underneath the home, and has with conditioning and central heating for your comfort. Park amenities include a club house, billiard room, community pool, and exercise gym. It is located near restaurants, shopping areas, and easy freeways access. Space rent is only $1,277. Don't miss the chance to make this your dream home.

18. 2026-03-12
    listed $405,000 Active 1064-char remark

    Show marketing remark (1064 chars)

    This charming 1998 Silvercrest home offers 1,734 square feet of living space with 3 bedrooms, 2 full bathrooms, and an office. Spacious living room features cathedral ceiling, cozy fireplace, built-in wall shelves, and laminated floor throughout the entire home. The kitchen is highlighted with granite countertop, large center island for bar seating and stainless-steel appliances. Large master bedroom includes 2 walk-in closets, bathroom with a soaking tub and a walk-in shower. Laundry room offers a washer and dryer with additional storage cabinets. The home has 6 inches wall compares to 4 inches wall in older homes, has interior sheetrock walls verses wood panels, comes with dual paned windows, equips with earthquake safety system underneath the home, and has with conditioning and central heating for your comfort. Park amenities include a club house, billiard room, community pool, and exercise gym. It is located near restaurants, shopping areas, and easy freeways access. Space rent is only $1,277. Don't miss the chance to make this your dream home.

19. 2026-02-13
    historical
20. 2025-12-04
    price
21. 2025-11-05
    listed Active
22. 2025-10-25
    historical
23. 2025-09-02
    price
24. 2025-07-25
    listed Active
25. 2021-07-16
    soldstatus $305,000 Sold
26. 2021-05-20
    status Pending (Do Not Show)
27. 2021-05-17
    listed $299,999 Active
28. 2013-04-26
    soldstatus $96,000 Sold
29. 2013-03-04
    listed $97,900
30. 2013-03-04
    historical
31. 2005-12-01
    historical
32. 2005-11-10
    soldstatus $115,000
33. 2005-10-18
    listed $125,000

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,618
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,129
• − Management: −$4,129
• − Depreciation: −$11,898
• Taxable income: $370
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $6,771/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: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 of 1400 in CA

Livability — San Jose

• Score: 78/100
• State rank: #68
• US rank: #2559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jose, CA
• County: Santa Clara County · 1,806,974 people
• City population: 954,479
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 57,202
• Household income: $101,435
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1808.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Asian 36% Two or more races 22% White 7% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 27% English-only · Spanish 40% Vietnamese 24% Chinese 3%

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: ▼ -1144.74%
• Current HPI: 339.7949
• Rent YoY: ▲ 1.00%
• 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

+224.0% since first listed

19 events — show timeline

• 2026-03-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-30 Contingent — MLSListings
• 2026-03-12 Listed $405,000 MLSListings
• 2026-03-12 Listed $405,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-04 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-05 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-25 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-02 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-25 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-16 Sold (MLS) $305,000 MLSListings
• 2021-05-20 Pending — MLSListings
• 2021-05-17 Listed $299,999 MLSListings
• 2013-04-26 Sold (MLS) $96,000 MLSListings
• 2013-03-04 Listing Removed — MLSListings
• 2013-03-04 Listed $97,900 MLSListings
• 2005-12-01 Listing Removed — MLSListings
• 2005-11-10 Sold (MLS) $115,000 MLSListings
• 2005-10-18 Listed $125,000 MLSListings

Property tax history

-9.9%/yr

Latest (2011): $732 · -11.3% YoY. Source: county tax records.