1085 Tasman Dr #861 · Sunnyvale, CA 94089

$269,000

2 bd · 2.0 ba · 1,390 sqft · Manufactured · 14 Days on market

Built 1976 Est $317k · 15% 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 +14.3/15.0
• 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 charming 3 bedroom, 2 bathroom home located in the welcoming family community of Casa De Amigos. This home offers both comfort and cozy charm throughout. The exterior of the home has just been painted. The kitchen is a true highlight, featuring beautiful cabinetry, ample counter space, and updated appliances perfect for everyday living and entertaining. Each bedroom is generously sized with excellent closet space, providing comfort and functionality for the whole household. You will also appreciate the spacious laundry room, offering plenty of room for additional storage and organization. Step outside to enjoy a nicely sized yard ideal for gardening, outdoor gatherings, or simply relaxing in your own private space. Conveniently situated near major tech campuses, shopping centers, dining options, and key commuter routes, this home offers the perfect blend of comfort, style, and everyday convenience.

Key facts

• Updated appliances
• Shopping centers
• Nicely sized yard

Tags

• UPDATED APPLIANCES
• SPACIOUS LAUNDRY ROOM
• NICELY SIZED YARD
• MAJOR TECH CAMPUSES
• SHOPPING CENTERS
• DINING OPTIONS

Property features AI

Finance

• Other: Tax type: local property tax (LPT)
• HOA & community: Park provides community amenities (pool, clubhouse, gym, organized activities); HOA/park rules include board approval and guest restrictions; pets (cats and dogs) permitted

Exterior

• Parking: Covered carport with tandem parking (2 carport spaces); Assigned space #861 (space rent applies)
• Utilities: Public sewer; Public water with individual water meter; Individual electric meters; Individual gas meters; Public utilities
• Home design: Manufactured home (park model/unit)
• Construction: Living area approximately 1,368
• Exterior features: Foam roof; Park home site will remain in place; Age restrictions: no age restriction (various park restrictions and approvals apply); Park amenities include additional storage, barbecue area, billiard room, clubhouse, common utility room, community pool, gym/exercise facility, organized activities, recreation room, RV/boat storage

Interior

• Kitchen: Gas range/oven; Refrigerator included; Garbage disposal; Exhaust fan; Pantry; Wine refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating and cooling
• Interior features: Updated baths with granite and shower/tub; Breakfast bar and dining area; Laundry room and additional storage
• Laundry & utility: Washer and dryer (included)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Cap rate 13.7% 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: Laurelwood Elementary (521 students, 12% FRL) — zoned schools average 12% FRL vs 33% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 69 active listings in the ZIP; 13 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 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 $75k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.66% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $316,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1085 Tasman Dr #708	0.00mi	3/2.0 (+1)	1,440 (+4%)	1mo	$313,000	$217	88
1225 Vienna Dr #370	0.30mi	2/2.0	1,440 (+4%)	1mo	$210,000	$146	79
1225 Vienna Dr #938	0.20mi	2/2.0	1,296 (-7%)	1mo	$245,500	$189	79
1225 Vienna Dr #925	0.28mi	2/2.0	1,490 (+7%)	1mo	$305,000	$205	74
1085 Tasman Dr #124	0.11mi	3/2.0 (+1)	1,230 (-12%)	0mo	$315,000	$256	70
690 Persian Dr #61	0.46mi	2/2.0	1,464 (+5%)	2mo	$229,500	$157	68
1225 Vienna Dr #150	0.28mi	3/2.0 (+1)	1,521 (+9%)	3mo	$374,000	$246	64
1220 Vienna Dr #464	0.26mi	3/2.0 (+1)	1,228 (-12%)	1mo	$315,000	$257	63
1220 Tasman Dr #124	0.52mi	3/2.0 (+1)	1,336 (-4%)	2mo	$320,000	$240	62
1220 Tasman Dr #142	0.42mi	3/2.0 (+1)	1,590 (+14%)	3mo	$355,000	$223	49
600 E Weddell Dr #192	0.73mi	3/2.0 (+1)	1,248 (-10%)	2mo	$300,000	$240	42
600 E Weddell Dr #184	0.73mi	3/2.0 (+1)	1,227 (-12%)	3mo	$280,000	$228	39

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $33,936
• Equity at exit: $40,109

10-year hold

• IRR: 20.1%
• Equity multiple: 2.67×
• Total profit: $125,684
• Equity at exit: $23,258

Cash invested: $75,320 (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: 5.0×

Monthly cashflow live

• Estimated rent: $4,460 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $1,238

Break-even live

Break-even rent $2,893

Max offer price $269,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,424	-5% $1,331	+0% $1,238	+5% $1,145	+10% $1,052
Rent	-10% $886	-5% $1,062	+0% $1,238	+5% $1,414	+10% $1,590
Rate	-1.0pp $1,373	-0.5pp $1,306	base $1,238	+0.5pp $1,168	+1.0pp $1,097

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.25mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	2d	4	0.47mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	2d	9	0.50mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$4,986	$3.97	2d	8	0.84mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	2d	14	0.98mi
725 San Simeon St #1617 Sunnyvale, CA	3.0	2.0	1008	$5,400	$5.36	2d	1	1.01mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,228	$3.55	2d	12	1.06mi
785 N Fair Oaks Ave #8 Sunnyvale, CA	2.0	1.0	926	$3,300	$3.56	11d	1	1.17mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	1.19mi
676 Johanna Ave Unit 2 Sunnyvale, CA	2.0	1.0	892	$2,650	$2.97	2d	1	1.19mi
1250 Lakeside Dr Sunnyvale, CA	1.0	1.0	671	$4,189	$6.24	2d	9	1.20mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$4,612	$5.11	2d	1	1.21mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	2d	1	1.34mi

Listing history 11 events

1. 2026-06-18
   days on market $269,000 Active 14 DOM
2. 2026-06-17
   days on market $269,000 Active 13 DOM
3. 2026-06-16
   days on market $269,000 Active 12 DOM
4. 2026-06-15
   days on market $269,000 Active 11 DOM
5. 2026-06-13
   days on market $269,000 Active 9 DOM
6. 2026-06-13
   days on market $269,000 Active 8 DOM
7. 2026-06-09
   days on market $269,000 Active 5 DOM
8. 2026-06-08
   days on market $269,000 Active 4 DOM
9. 2026-06-07
   days on market $269,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $269,000 Active 1 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥91°F today · 16 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: $53,523
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$6,464
• − Repairs & maintenance: −$4,282
• − Management: −$4,282
• − Depreciation: −$7,825
• Taxable income: $11,567
• Est. tax owed @ 24.0%: −$2,776
• After-tax cash flow: $12,080/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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $269,000 MLSListings
• 2026-06-04 Listed $269,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-11.2%/yr

Latest (2011): $231 · -12.9% YoY. Source: county tax records.