8282 Murray Ave #99 · Gilroy, CA 95020

$225,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 436 Days on market

Built 1969 $268/sqft · 22% above area Est $184k · 22% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Schools +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, Move-In Ready Home in Quiet 55+ Community! Enjoy the ease of low space rent (only $890) and no property tax in this beautifully remodeled double-wide home, offering approximately 840 square feet of comfortable living. Featuring 2 bedrooms and 1 full bathroom, this thoughtfully updated residence has undergone a stunning renovation within the last 2 years. Step into the bright and airy galley-style kitchen, complete with stainless steel appliances, modern lighting, and fresh flooring throughout. The bathroom has been tastefully updated with a newer vanity, shower, and toilet for your comfort and convenience. Double-pane windows provide energy efficiency and a peaceful atmosphere. The spacious living room is filled with natural light. The large front porch is perfect for relaxing with a cup of your favorite beverage or visiting with friends. The backyard offers space for a garden or a small pet. Located in the desirable Wagon Wheel Mobile Home Village, a welcoming senior community for residents aged 55 and older. Enjoy the convenience of being just a short distance from excellent dining and shopping options. Just off of Highway 101 near the Leavesley Rd. exit. Restaurants and Gilroy Outlets are nearby.

Key facts

• Galley-style kitchen
• Large front porch
• Updated bathroom

Tags

• REMODELED DOUBLE-WIDE HOME
• GALLEY-STYLE KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• DOUBLE-PANE WINDOWS
• LARGE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.8% in Gilroy — 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 71/100 on livability (#206 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, health & safety A+; Watch: crime D-, cost of living F.
• Gilroy Unified (suburban): math 41% / reading 48% proficiency, ranked #477 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 165 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 4.8% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $183,891
• List price: $225,000
• Delta: 22.36%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8282 Murray Ave #112	0.03mi	2/1.0	880 (+5%)	21mo	$185,000	$210	74
8282 Murray Ave #27	0.00mi	2/1.0	800 (-5%)	23mo	$150,000	$188	73
8282 Murray Ave #111	0.00mi	1/1.0 (-1)	720 (-14%)	14mo	$189,000	$263	59
8282 Murray Ave #61	0.00mi	2/1.0	720 (-14%)	23mo	$175,000	$243	57

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,166
• Equity at exit: $33,548

10-year hold

• IRR: 9.9%
• Equity multiple: 1.83×
• Total profit: $52,152
• Equity at exit: $19,454

Cash invested: $63,000 (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 95020

• Rents YoY: 4.8%
• Active inventory: 165
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $432

Break-even live

Break-even rent $2,052

Max offer price $225,000

Occupancy floor 78%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8001 Church St Unit D Gilroy, CA	2.0	1.0	750	$2,400	$3.20	44d	1	0.46mi
7661 Forest St Unit B Gilroy, CA	1.0	1.0	650	$2,395	$3.68	44d	1	0.48mi
7680 Monterey Rd Apt 304 Gilroy, CA	1.0	1.0	657	$2,195	$3.34	44d	1	0.52mi
7881 Rosanna St Unit 7881B Gilroy, CA	2.0	1.5	813	$2,650	$3.26	44d	1	0.56mi
7600 Monterey St #201 Gilroy, CA	2.0	2.0	1076	$2,495	$2.32	44d	1	0.63mi
7598 Monterey St #240 Gilroy, CA	1.0	1.0	762	$2,800	$3.67	44d	1	0.65mi
7598 Monterey St #240 Gilroy, CA	1.0	1.0	762	$2,499	$3.28	2d	1	0.65mi
508 La Sierra Way Gilroy, CA	2.0	1.0	1040	$3,495	$3.36	3d	1	0.65mi
766 1st St Gilroy, CA	2.0	1.5	940	$2,924	$3.11	2d	3	0.93mi
766 El Cerrito Way Gilroy, CA	2.0	1.0	792	$2,395	$3.02	20d	1	0.94mi
7255 East St Gilroy, CA	2.0	1.0	775	$2,375	$3.06	44d	1	0.95mi
8210 Wren Ave Gilroy, CA	1.0	1.0	625	$1,895	$3.03	44d	1	0.99mi
8195 Parish Way Gilroy, CA	2.0	1.5	1109	$2,575	$2.32	44d	1	1.16mi
8200 Kern Ave Gilroy, CA	1.0–2.0	1.0–2.0	768	$3,070	$3.99	2d	1	1.22mi
7130 Rosanna St Unit B Gilroy, CA	2.0	1.0	800	$2,095	$2.62	44d	1	1.22mi
1129 Montebello Dr Gilroy, CA	2.0	1.0	750	$2,500	$3.33	2d	1	1.37mi
7060 Princevalle St Unit D Gilroy, CA	2.0	1.0	900	$2,400	$2.67	44d	1	1.40mi
7060 Princevalle St Unit A Gilroy, CA	2.0	1.0	900	$2,550	$2.83	44d	1	1.40mi
7050 Princevalle St Unit D Gilroy, CA	2.0	1.0	900	$2,350	$2.61	44d	1	1.42mi
8195 Westwood Dr Gilroy, CA	1.0–2.0	1.0	700	$2,685	$3.84	2d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $225,000 Active 436 DOM
2. 2026-06-17
   days on market $225,000 Active 435 DOM
3. 2026-06-16
   days on market $225,000 Active 434 DOM
4. 2026-06-15
   days on market $225,000 Active 433 DOM
5. 2026-06-13
   days on market $225,000 Active 431 DOM
6. 2026-06-13
   days on market $225,000 Active 430 DOM
7. 2026-06-09
   days on market $225,000 Active 427 DOM
8. 2026-06-08
   days on market $225,000 Active 426 DOM
9. 2026-06-07
   days on market $225,000 Active 425 DOM
10. 2026-06-03
    days on market $225,000 Active 421 DOM
11. 2026-06-02
    days on market $225,000 Active 420 DOM
12. 2026-06-01
    days on market $225,000 Active 419 DOM
13. 2026-05-31
    days on market $225,000 Active 418 DOM
14. 2025-07-30
    price $225,000 1229-char remark

    Show marketing remark (1229 chars)

    Charming, Move-In Ready Home in Quiet 55+ Community! Enjoy the ease of low space rent (only $890) and no property tax in this beautifully remodeled double-wide home, offering approximately 840 square feet of comfortable living. Featuring 2 bedrooms and 1 full bathroom, this thoughtfully updated residence has undergone a stunning renovation within the last 2 years. Step into the bright and airy galley-style kitchen, complete with stainless steel appliances, modern lighting, and fresh flooring throughout. The bathroom has been tastefully updated with a newer vanity, shower, and toilet for your comfort and convenience. Double-pane windows provide energy efficiency and a peaceful atmosphere. The spacious living room is filled with natural light. The large front porch is perfect for relaxing with a cup of your favorite beverage or visiting with friends. The backyard offers space for a garden or a small pet. Located in the desirable Wagon Wheel Mobile Home Village, a welcoming senior community for residents aged 55 and older. Enjoy the convenience of being just a short distance from excellent dining and shopping options. Just off of Highway 101 near the Leavesley Rd. exit. Restaurants and Gilroy Outlets are nearby.

15. 2025-07-29
    price $225,000 1229-char remark

    Show marketing remark (1229 chars)

    Charming, Move-In Ready Home in Quiet 55+ Community! Enjoy the ease of low space rent (only $890) and no property tax in this beautifully remodeled double-wide home, offering approximately 840 square feet of comfortable living. Featuring 2 bedrooms and 1 full bathroom, this thoughtfully updated residence has undergone a stunning renovation within the last 2 years. Step into the bright and airy galley-style kitchen, complete with stainless steel appliances, modern lighting, and fresh flooring throughout. The bathroom has been tastefully updated with a newer vanity, shower, and toilet for your comfort and convenience. Double-pane windows provide energy efficiency and a peaceful atmosphere. The spacious living room is filled with natural light. The large front porch is perfect for relaxing with a cup of your favorite beverage or visiting with friends. The backyard offers space for a garden or a small pet. Located in the desirable Wagon Wheel Mobile Home Village, a welcoming senior community for residents aged 55 and older. Enjoy the convenience of being just a short distance from excellent dining and shopping options. Just off of Highway 101 near the Leavesley Rd. exit. Restaurants and Gilroy Outlets are nearby.

16. 2025-04-08
    listed $219,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Charming, Move-In Ready Home in Quiet 55+ Community! Enjoy the ease of low space rent (only $890) and no property tax in this beautifully remodeled double-wide home, offering approximately 840 square feet of comfortable living. Featuring 2 bedrooms and 1 full bathroom, this thoughtfully updated residence has undergone a stunning renovation within the last 2 years. Step into the bright and airy galley-style kitchen, complete with stainless steel appliances, modern lighting, and fresh flooring throughout. The bathroom has been tastefully updated with a newer vanity, shower, and toilet for your comfort and convenience. Double-pane windows provide energy efficiency and a peaceful atmosphere. The spacious living room is filled with natural light. The large front porch is perfect for relaxing with a cup of your favorite beverage or visiting with friends. The backyard offers space for a garden or a small pet. Located in the desirable Wagon Wheel Mobile Home Village, a welcoming senior community for residents aged 55 and older. Enjoy the convenience of being just a short distance from excellent dining and shopping options. Just off of Highway 101 near the Leavesley Rd. exit. Restaurants and Gilroy Outlets are nearby.

17. 2025-04-08
    listed $219,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Charming, Move-In Ready Home in Quiet 55+ Community! Enjoy the ease of low space rent (only $890) and no property tax in this beautifully remodeled double-wide home, offering approximately 840 square feet of comfortable living. Featuring 2 bedrooms and 1 full bathroom, this thoughtfully updated residence has undergone a stunning renovation within the last 2 years. Step into the bright and airy galley-style kitchen, complete with stainless steel appliances, modern lighting, and fresh flooring throughout. The bathroom has been tastefully updated with a newer vanity, shower, and toilet for your comfort and convenience. Double-pane windows provide energy efficiency and a peaceful atmosphere. The spacious living room is filled with natural light. The large front porch is perfect for relaxing with a cup of your favorite beverage or visiting with friends. The backyard offers space for a garden or a small pet. Located in the desirable Wagon Wheel Mobile Home Village, a welcoming senior community for residents aged 55 and older. Enjoy the convenience of being just a short distance from excellent dining and shopping options. Just off of Highway 101 near the Leavesley Rd. exit. Restaurants and Gilroy Outlets are nearby.

18. 2023-09-22
    soldstatus $204,500 625-char remark

    Show marketing remark (625 chars)

    Low Space Rent! No Property Taxes! Gorgeous Remodel! 840 square feet, double wide. 2 Bedrooms, 1 Bathroom. Remodel just finished. Gorgeous new galley kitchen! New stainless appliances. New lighting. New Flooring. New vanity, shower, and toilet. Double Pane Windows. Freshly painted inside and out. Spacious living room. Lots of natural light. Large front porch. Back yard for gardening or small pet. Located in the highly desirable senior park, Wagon Wheel Mobile Home Village. Buyer must be 55 years or older. Just a short walk to great dining and shopping. Space Rent is $820. This is great affordable living for a senior.

19. 2023-09-22
    soldstatus $204,500 Sold

    Show marketing remark (625 chars)

    Low Space Rent! No Property Taxes! Gorgeous Remodel! 840 square feet, double wide. 2 Bedrooms, 1 Bathroom. Remodel just finished. Gorgeous new galley kitchen! New stainless appliances. New lighting. New Flooring. New vanity, shower, and toilet. Double Pane Windows. Freshly painted inside and out. Spacious living room. Lots of natural light. Large front porch. Back yard for gardening or small pet. Located in the highly desirable senior park, Wagon Wheel Mobile Home Village. Buyer must be 55 years or older. Just a short walk to great dining and shopping. Space Rent is $820. This is great affordable living for a senior.

20. 2023-09-09
    historical Contingent
21. 2023-08-22
    listed $209,000 Active

    Show marketing remark (625 chars)

    Low Space Rent! No Property Taxes! Gorgeous Remodel! 840 square feet, double wide. 2 Bedrooms, 1 Bathroom. Remodel just finished. Gorgeous new galley kitchen! New stainless appliances. New lighting. New Flooring. New vanity, shower, and toilet. Double Pane Windows. Freshly painted inside and out. Spacious living room. Lots of natural light. Large front porch. Back yard for gardening or small pet. Located in the highly desirable senior park, Wagon Wheel Mobile Home Village. Buyer must be 55 years or older. Just a short walk to great dining and shopping. Space Rent is $820. This is great affordable living for a senior.

22. 2023-08-22
    listed $209,000 625-char remark

    Show marketing remark (625 chars)

    Low Space Rent! No Property Taxes! Gorgeous Remodel! 840 square feet, double wide. 2 Bedrooms, 1 Bathroom. Remodel just finished. Gorgeous new galley kitchen! New stainless appliances. New lighting. New Flooring. New vanity, shower, and toilet. Double Pane Windows. Freshly painted inside and out. Spacious living room. Lots of natural light. Large front porch. Back yard for gardening or small pet. Located in the highly desirable senior park, Wagon Wheel Mobile Home Village. Buyer must be 55 years or older. Just a short walk to great dining and shopping. Space Rent is $820. This is great affordable living for a senior.

23. 2010-08-23
    soldstatus $25,000 Sold
24. 2010-07-07
    status Pending Without Release
25. 2010-06-04
    listed $26,000 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,188
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$6,545
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $4,762/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: Gilroy Unified
• NCES district ID: 0615180
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $82,439
• Composite: 43.55/100
• National rank: #6439
• State rank: #477 of 1400 in CA

Livability — Gilroy

• Score: 71/100
• State rank: #206
• US rank: #6596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilroy, CA
• County: Santa Clara County · 1,806,974 people
• City population: 67,181
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 67,181
• Household income: $137,117
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1512.0

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 57% Two or more races 34% White 26% Asian 9% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Russian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 34% Other Indo-European 3% Tagalog/Filipino 2%

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: ▼ -896.34%
• Current HPI: 272.1867
• Rent YoY: ▲ 4.77%
• 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

+765.4% since first listed

12 events — show timeline

• 2025-07-30 Price Changed $225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-29 Price Changed $225,000 MLSListings
• 2025-04-08 Listed $219,900 MLSListings
• 2025-04-08 Listed $219,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-22 Sold (MLS) $204,500 MLSListings
• 2023-09-22 Sold (MLS) $204,500 San Francisco MLS
• 2023-09-09 Contingent — MLSListings
• 2023-08-22 Listed $209,000 MLSListings
• 2023-08-22 Listed $209,000 San Francisco MLS
• 2010-08-23 Sold (MLS) $25,000 MLSListings
• 2010-07-07 Pending — MLSListings
• 2010-06-04 Listed $26,000 MLSListings