433 Sylvan Ave #51 · Mountain View, CA 94041

$419,000

3 bd · 2.0 ba · 1,710 sqft · Manufactured · 8 Days on market

Built 2002 Est $416k · at est.

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Why this score? — see what drove the B 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 +26.1/30.0
• DSCR +8.8/10.0
• Schools +8.0/10.0
• ARV discount +7.1/15.0
• 1% rule +7.0/10.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious home located in a beautiful Senior park. Gorgeous laminate flooring. The kitchen has room for a dining table, has a large center island, granite counters, tile backsplash lots of cabinets. Includes all stainless appliances. The master bedroom offers a large private bathroom with a step-in shower Central heating & dual-pane windows help with energy savings Laundry room includes the washer & dryer. Beautiful landscaping with a comfortable front yard to sit and relax. 2002 Silvercrest S/N 17309401A/B

Key facts

• Community pool
• Built 2002
• Listed 8 days

Property features AI

Finance

• Other: Located in Sunset Estates mobile home park; Directions: See park map; cross street Moorpark Way
• HOA & community: Senior community; Pets permitted; Pool; Barbecue area; Clubhouse; Billiard room; Suburban community setting; Manager approval required

Exterior

• Parking: Covered parking; Carport; Guest parking available; Located in Sunset Estates (park)
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home present (31' x 55'); Entry level 1
• Construction: Mobile home remains on site; Year built: see remarks
• Exterior features: Patio; Community pool; Patio/porch details: see remarks; Shop and shed on property; Corner lot

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Dishwasher
• Bathrooms: Two full bathrooms; Double sinks in master bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; Front entry
• Laundry & utility: Washer included; Dryer included; Laundry on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $419k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Cap rate 9.3% 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); 23 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($179k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $4k 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 (-1.1% appreciation + 3.4% rent growth), your $117k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $322k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $419,000

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $415,530
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Sylvan Ave #2	0.08mi	3/2.0	1,710 (0%)	13mo	$439,000	$257	85
325 Sylvan Ave #47	0.12mi	3/2.0	1,663 (-3%)	8mo	$389,000	$234	84
325 Sylvan Ave #117	0.15mi	3/2.0	1,485 (-13%)	4mo	$379,000	$255	68
325 Sylvan Ave #106	0.14mi	3/2.0	1,512 (-12%)	11mo	$368,000	$243	65
433 SYLVAN Ave #121	0.00mi	2/2.0 (-1)	1,480 (-14%)	17mo	$250,000	$169	58

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: 7.1%
• Equity multiple: 1.32×
• Total profit: $37,234
• Equity at exit: $100,010

10-year hold

• IRR: 13.8%
• Equity multiple: 2.38×
• Total profit: $161,958
• Equity at exit: $104,056

Cash invested: $117,320 (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: 23
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $5,008 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,285/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,052
• Net cashflow: $1,061

Break-even live

Break-even rent $3,665

Max offer price $419,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,350	-5% $1,205	+0% $1,061	+5% $916	+10% $771
Rent	-10% $665	-5% $863	+0% $1,061	+5% $1,258	+10% $1,456
Rate	-1.0pp $1,272	-0.5pp $1,167	base $1,061	+0.5pp $952	+1.0pp $841

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 E Dana St Unit 819 Mountain View, CA	2.0	2.0	1200	$4,395	$3.66	2d	1	0.10mi
251 Arriba Dr #450 Sunnyvale, CA	3.0	2.0	1300	$4,970	$3.82	2d	1	0.30mi
1223 W McKinley Ave Unit 3 Sunnyvale, CA	2.0	1.0	1100	$3,099	$2.82	2d	1	0.36mi
555 E Evelyn Ave Mountain View, CA	3.0	1.0–2.0	903	$6,962	$7.71	2d	18	0.36mi
600 Rainbow Dr Mountain View, CA	1.0–2.0	1.0–2.0	880	$4,848	$5.51	2d	4	0.37mi
150 Paseo Ct Mountain View, CA	3.0	2.0	1288	$4,550	$3.53	11d	1	0.50mi
179 Georgetown Ct Mountain View, CA	3.0	3.0	1288	$5,000	$3.88	4d	1	0.54mi
881 E El Camino Real Mountain View, CA	2.0	2.0	1079	$6,042	$5.60	2d	1	0.55mi
1050 Crestview Dr Mountain View, CA	1.0–2.0	1.0–2.0	1004	$4,850	$4.83	2d	6	0.65mi
1033 Crestview Dr #303 Mountain View, CA	2.0	2.0	1140	$3,550	$3.11	24d	1	0.70mi
100 N Whisman Rd Mountain View, CA	1.0–2.0	1.0–1.5	909	$4,248	$4.67	2d	6	0.72mi
695 S Knickerbocker Dr #15 Sunnyvale, CA	2.0	2.5	1257	$4,200	$3.34	11d	1	0.77mi
217 Ada Ave #37 Mountain View, CA	3.0	2.5	1484	$5,400	$3.64	2d	1	0.85mi
221 Geary Way Mountain View, CA	3.0	3.5	1748	$6,650	$3.80	8d	1	0.90mi
291 Geary Way Mountain View, CA	4.0	4.0	1744	$8,495	$4.87	23d	1	0.93mi
991 Belmont Ter #3 Sunnyvale, CA	2.0	2.5	1483	$4,650	$3.14	2d	1	0.95mi
455 W Evelyn Ave Mountain View, CA	1.0–2.0	1.0–2.0	992	$6,615	$6.66	2d	6	1.06mi
180 Pasito Ter Sunnyvale, CA	1.0–2.0	1.0–2.0	840	$4,393	$5.23	2d	3	1.08mi
959 La Mesa Ter Unit G Sunnyvale, CA	3.0	2.5	2082	$5,295	$2.54	2d	1	1.08mi
492 Nuestra Ave Sunnyvale, CA	4.0	3.0	2000	$6,500	$3.25	23d	1	1.08mi
50 E Middlefield Rd Mountain View, CA	2.0	2.0	1100	$3,500	$3.18	20d	1	1.13mi
836 Blair Ave Unit 1 Sunnyvale, CA	3.0	2.0	1300	$4,695	$3.61	11d	1	1.30mi
100 Moffett Blvd Mountain View, CA	1.0–2.0	1.0–2.0	970	$6,300	$6.49	2d	4	1.34mi
108 Bryant St #1653 Mountain View, CA	3.0	2.5	1381	$5,990	$4.34	2d	1	1.38mi
481 S Mathilda Ave Sunnyvale, CA	2.0	1.0–2.0	1046	$5,053	$4.83	2d	2	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $419,000 Active 8 DOM
2. 2026-06-18
   days on market $419,000 Active 5 DOM
3. 2026-06-17
   days on market $419,000 Active 4 DOM
4. 2026-06-16
   days on market $419,000 Active 3 DOM
5. 2026-06-15
   days on market $419,000 Active 2 DOM
6. 2026-06-13
   status $419,000 Active 1 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $419,000 Coming Soon 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 X · 0% 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: $60,093
• − Mortgage interest: −$23,471
• − Property taxes: −$6,285
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,807
• − Management: −$4,807
• − Depreciation: −$12,189
• Taxable income: $6,439
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $11,181/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

+166.9% since first listed

18 events — show timeline

• 2026-06-12 Coming Soon $419,000 CRMLS
• 2022-03-30 Sold (MLS) $322,000 MLSListings
• 2022-03-03 Pending — MLSListings
• 2022-03-01 Listed $335,000 MLSListings
• 2017-06-23 Sold (MLS) $303,475 MLSListings
• 2017-06-09 Pending — MLSListings
• 2017-06-09 Contingent — MLSListings
• 2017-05-31 Relisted — MLSListings
• 2017-05-31 Contingent — MLSListings
• 2017-05-05 Price Changed $315,000 MLSListings
• 2017-03-27 Relisted — MLSListings
• 2017-03-22 Pending — MLSListings
• 2017-03-22 Relisted — MLSListings
• 2017-03-22 Pending — MLSListings
• 2017-03-13 Listed $324,450 MLSListings
• 2012-05-04 Sold (MLS) $149,999 MLSListings
• 2012-04-24 Pending — MLSListings
• 2011-10-13 Listed $156,999 MLSListings