1800 Donna Ln · San Jose, CA 95124

$1,399,000

9 bd · 3.9 ba · 3,150 sqft · MultiFamily public records · 281 Days on market

Built 1961 6,630 sqft lot Est $1751k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great value in this investment property. One of the most attractive prices in Santa Clara County.

Key facts

• 6,630 sq ft lot
• Built 1961
• Listed 281 days

Property features AI

Finance

• Other: Meters: primary water, separate electric, separate gas
• Financial info: Total annual rental income: $69,600; Gross scheduled income: $69,600; Annual gross income: $69,600; Gross rent multiplier: 20.10; Total expenses: $16,019; Utility expenses: $2,000; Tenant-paid utilities include electric, gas, heating, hot water, and water

Exterior

• Parking: Assigned spaces; Off-street parking; On-street parking; Carport with 4 spaces (minimum)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Public utilities available
• Home design: 2-story building; One building containing 4 residential units
• Construction: Wood frame construction; Concrete slab foundation; Composition roof; Built as a multifamily property (4 units)
• Exterior features: Level lot; R3 zoning

Interior

• Kitchen: Ceramic and tile countertops
• Bedrooms: Four 2-bedroom units (each unit is 2 bedrooms)
• Flooring: Laminate flooring
• Bathrooms: Four units with 1 full bathroom each
• Heating & cooling: Wall furnaces
• Interior features: Tile and ceramic countertops in kitchens; Laminate flooring throughout; Coin-operated laundry
• Laundry & utility: Coin-operated laundry; Separate electric and gas meters (individual meters per unit)

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative. Per door: $-79/mo.
• To cash-flow at today's rent, offer at most $1.36M (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.09M (22.0% below list).
• Recommended offer: $1.09M (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Campbell Union High (urban): math 56% / reading 75% proficiency, ranked #55 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bagby Elementary (483 students, 15% FRL); Price Charter Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 870 students, 18% FRL, charter); Branham High (math 61% / reading 82%, grade B+, #101 of 1,170 statewide, top 9%, 1,990 students, 30% FRL).
• Zoned-school proficiency averages 48% at this address vs 66% district-wide (-18 pts) — the specific schools serving this property underperform the Campbell Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 102 active listings in the ZIP; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $10,909/mo this rent would consume 70% of the median local household income ($186k/yr) (locally 1234% 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 $10k of loan paydown is wiped out by about $42k 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 281 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $580k; list at $1.40M implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $1,090,900 (22.0% 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 281 days. Have you received any prior offers? Is the seller open to a 22% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $1,751,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1799 Bradford Way	0.04mi	8/4.0 (-1)	3,328 (+6%)	0mo	$1,800,000	$541	83
1793 Bradford Way	0.03mi	8/4.0 (-1)	3,300 (+5%)	17mo	$1,835,000	$556	72
1793 Bradford Way	0.03mi	8/4.0 (-1)	3,300 (+5%)	17mo	$1,835,000	$556	72
1797 Bradford Way	0.03mi	8/4.0 (-1)	3,300 (+5%)	17mo	$1,835,000	$556	71
1797 Bradford Way	0.03mi	8/4.0 (-1)	3,300 (+5%)	17mo	$1,835,000	$556	71
1795 Bradford Way	0.03mi	8/4.0 (-1)	3,328 (+6%)	18mo	$1,765,000	$530	69
1801 Bradford Way	0.05mi	8/4.0 (-1)	3,328 (+6%)	18mo	$1,765,000	$530	68
1801 Bradford Way	0.05mi	8/4.0 (-1)	3,328 (+6%)	18mo	$1,765,000	$530	68

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-240,972
• Equity at exit: $208,595

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-226,042
• Equity at exit: $120,960

Cash invested: $391,720 (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 95124

• Rents YoY: 3.1%
• Active inventory: 102
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $10,909 high
• Mortgage (P&I): −$7,337
• Tax from tax record: −$935 /mo · $11,217/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,291
• Net cashflow: $-236

Break-even live

Break-even rent $11,208

Max offer price $1,357,294

Occupancy floor 97%

Sensitivity live

Price	-10% $556	-5% $160	+0% $-236	+5% $-632	+10% $-1,028
Rent	-10% $-1,098	-5% $-667	+0% $-236	+5% $195	+10% $626
Rate	-1.0pp $468	-0.5pp $120	base $-236	+0.5pp $-599	+1.0pp $-967

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$10,908
Total (3 units)			$10,909

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $1,399,000 Active 281 DOM
2. 2026-06-18
   days on market $1,399,000 Active 278 DOM
3. 2026-06-17
   days on market $1,399,000 Active 277 DOM
4. 2026-06-16
   days on market $1,399,000 Active 276 DOM
5. 2026-06-15
   days on market $1,399,000 Active 275 DOM
6. 2026-06-13
   days on market $1,399,000 Active 273 DOM
7. 2026-06-13
   days on market $1,399,000 Active 272 DOM
8. 2026-06-09
   days on market $1,399,000 Active 269 DOM
9. 2026-06-08
   days on market $1,399,000 Active 268 DOM
10. 2026-06-07
    days on market $1,399,000 Active 267 DOM
11. 2026-06-03
    days on market $1,399,000 Active 263 DOM
12. 2026-06-02
    days on market $1,399,000 Active 262 DOM
13. 2026-06-01
    days on market $1,399,000 Active 261 DOM
14. 2026-05-31
    days on market $1,399,000 Active 260 DOM
15. 2025-09-30
    status Active 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

16. 2025-09-30
    price $1,399,000 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

17. 2025-09-30
    price $1,399,000 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

18. 2025-09-30
    status Active 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

19. 2025-08-19
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

20. 2025-08-19
    status Pending (Do Not Show) 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

21. 2025-08-02
    listed $1,449,000 Active 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

22. 2025-08-02
    listed $1,449,000 Active 97-char remark

    Show marketing remark (97 chars)

    Great value in this investment property. One of the most attractive prices in Santa Clara County.

23. 2011-02-18
    soldstatus $580,000 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

24. 2011-02-18
    soldstatus $580,000 Sold 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

25. 2011-02-16
    status Pending (Do Not Show) 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

26. 2011-02-07
    status Pending Without Release 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

27. 2011-02-02
    listed $589,900 Active 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

28. 2011-02-02
    listed $589,900 185-char remark

    Show marketing remark (185 chars)

    Recently renovated 4-plex. 3 of the 4 units have been remodeled with new flooring and paint throughout. Unit mix is (4) 2 bedroom/1 bathroom units. Great rental area and priced to sell!

29. 2007-06-15
    soldstatus $194,000
30. 1989-11-30
    soldstatus $306,000

ⓘ 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: $11,217 · $935/mo
• Projected year-2 tax: $11,217 · $935/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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,908
• − Mortgage interest: −$78,366
• − Property taxes: −$11,217
• − Insurance: −$6,995
• − Repairs & maintenance: −$10,473
• − Management: −$10,473
• − Depreciation: −$40,698
• Taxable loss: −$27,314
• Est. tax savings @ 24.0%: +$6,555
• After-tax cash flow: $3,722/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: Campbell Union High
• NCES district ID: 0607230
• Math proficiency: 56% ▲ 9.00%
• Reading proficiency: 75% ▲ 8.00%
• Median HH income: $95,441
• Composite: 59.9/100
• National rank: #882
• State rank: #55 of 517 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): 52,096
• Household income: $185,926
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1234.0

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 0.67)
• Race & ethnicity: White 49% Asian 26% Hispanic / Latino 17% Two or more races 15% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 62% English-only · Spanish 9% Chinese 8% 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: ▼ -1316.87%
• Current HPI: 423.1477
• Rent YoY: ▲ 3.10%
• 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

+357.2% since first listed

16 events — show timeline

• 2025-09-30 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-30 Price Changed $1,399,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-30 Price Changed $1,399,000 MLSListings
• 2025-09-30 Relisted — MLSListings
• 2025-08-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-19 Pending — MLSListings
• 2025-08-02 Listed $1,449,000 MLSListings
• 2025-08-02 Listed $1,449,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-02-18 Sold (MLS) $580,000 MLSListings
• 2011-02-18 Sold (MLS) $580,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-02-16 Pending — MLSListings
• 2011-02-07 Pending — MLSListings
• 2011-02-02 Listed $589,900 MLSListings
• 2011-02-02 Listed $589,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-06-15 Sold (Public Records) $194,000 Public Records
• 1989-11-30 Sold (Public Records) $306,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $11,217 · +1.8% YoY. Source: county tax records.