1225 Vienna Dr #205 · Sunnyvale, CA 94089

$359,000

3 bd · 3.0 ba · 1,800 sqft · Manufactured · 30 Days on market

Built 1999 Est $401k · 11% under ↓ 8% since listing

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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 +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Located in Sunnyvale's Plaza Del Rey, this 1800 sq ft home offers three+ bedrooms and three full bathrooms, Open the front door to the sunlit front room. Than to the left you have the primary bedroom suite, with a large retreat, walk in closet and the bath with a jacuzzi tub and large shower, on the other side of the home you have 2 bedrooms and 2 more full baths. The kitchen comes with all the appliance lots of counters and room if you would like a center island. Sperate dinning area. Roof was replaced within the last 3 years. Has AC and central heat for comfort. This property is situated within the Santa Clara Unified Elementary School District. This residence provides a balanced layout suitable for comfortable living in a well-established neighborhood.

Key facts

• Large shower
• Replaced roof
• Walk in closet

Tags

• PRIMARY BEDROOM SUITE
• WALK IN CLOSET
• JACUZZI TUB
• LARGE SHOWER
• SEPARATE DINING AREA
• REPLACED ROOF

Property features AI

Finance

• Other: Unit will remain on park home site; Directions: Tasman to Vienna; enter the park on the right, turn right
• Financial info: No investor-specific income or expense details provided
• HOA & community: Community amenities include additional storage, barbecue area, billiard room, car wash area, clubhouse, common utility room, community pool, conference facilities, gym/exercise facility, organized activities, playground, and recreation room; HOA rental restrictions and board approval may apply; Pets allowed (cats and dogs permitted; number restrictions may apply); Age: no restrictions

Exterior

• Parking: Carport with tandem parking; Assigned space number 205; Space rent applies
• Security: No security details provided
• Utilities: Public sewer; Individual water meter (public water); Individual electric meters; Individual gas meters
• Home design: Single-story; Manufactured home (park unit)
• Construction: No construction material or year built provided
• Exterior features: Composition roof; Lot information source: Assessor

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central forced air heating; Central forced air cooling; Ceiling fan
• Interior features: Dining area; Double sinks in bathroom
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $359k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $359k).
• Recommended offer: $354k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Market conditions: Rents rising (+2.6%/yr); 68 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 37% 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 $11k 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 $101k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,615 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.38% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.52%
• DSCR: 1.96
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $401,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Vienna Dr #937	0.10mi	3/2.0	1,795 (-0%)	2mo	$400,000	$223	89
1225 Vienna Dr #375	0.06mi	3/3.0	1,728 (-4%)	3mo	$389,500	$225	88
1225 Vienna Dr #336	0.17mi	3/3.0	1,755 (-2%)	0mo	$428,000	$244	88
1225 Vienna Dr #604	0.00mi	4/2.0 (+1)	1,740 (-3%)	1mo	$320,000	$184	85
1085 Tasman Dr #225	0.20mi	3/2.0	1,790 (-1%)	2mo	$400,000	$223	84
1225 Vienna Dr #141	0.10mi	3/2.0	1,738 (-3%)	2mo	$380,000	$219	84
1085 Tasman Dr #496	0.20mi	3/2.0	1,780 (-1%)	2mo	$405,000	$228	83
1220 Vienna Dr #707	0.08mi	3/2.0	1,716 (-5%)	2mo	$287,000	$167	83
1085 Tasman Dr #620	0.20mi	3/2.0	1,725 (-4%)	1mo	$399,000	$231	78
1225 Vienna Dr #44	0.10mi	3/2.0	1,658 (-8%)	1mo	$349,000	$210	77
1225 Vienna Dr #114	0.00mi	3/2.0	1,600 (-11%)	2mo	$380,000	$238	76
1220 Tasman Dr #142	0.35mi	3/2.0	1,590 (-12%)	3mo	$355,000	$223	58

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $27,732
• Equity at exit: $53,528

10-year hold

• IRR: 16.1%
• Equity multiple: 2.29×
• Total profit: $129,946
• Equity at exit: $31,040

Cash invested: $100,520 (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: 68
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,941 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,038
• Net cashflow: $1,376

Break-even live

Break-even rent $3,199

Max offer price $359,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,579	-5% $1,478	+0% $1,376	+5% $1,274	+10% $1,173
Rent	-10% $986	-5% $1,181	+0% $1,376	+5% $1,571	+10% $1,766
Rate	-1.0pp $1,557	-0.5pp $1,467	base $1,376	+0.5pp $1,283	+1.0pp $1,188

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	$5,307	$3.74	0d	6	0.40mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,427	$4.61	0d	8	0.51mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	0d	1	0.65mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	0d	1	0.70mi
1160 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1025	$4,853	$4.73	0d	5	0.84mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,020	$5.56	0d	1	1.01mi
1250 Lakeside Dr Sunnyvale, CA	2.0	1.0–2.0	934	$5,447	$5.83	0d	7	1.01mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1001	$6,915	$6.90	0d	1	1.13mi

Listing history 17 events

1. 2026-06-21
   pricedays on market $359,000 Active 30 DOM
2. 2026-06-18
   days on market $389,000 Active 27 DOM
3. 2026-06-17
   days on market $389,000 Active 26 DOM
4. 2026-06-16
   days on market $389,000 Active 25 DOM
5. 2026-06-15
   days on market $389,000 Active 24 DOM
6. 2026-06-13
   days on market $389,000 Active 22 DOM
7. 2026-06-13
   days on market $389,000 Active 21 DOM
8. 2026-06-09
   days on market $389,000 Active 18 DOM
9. 2026-06-08
   days on market $389,000 Active 17 DOM
10. 2026-06-07
    days on market $389,000 Active 16 DOM
11. 2026-06-05
    days on market $389,000 Active 13 DOM
12. 2026-06-03
    days on market $389,000 Active 12 DOM
13. 2026-06-02
    days on market $389,000 Active 11 DOM
14. 2026-06-01
    days on market $389,000 Active 10 DOM
15. 2026-05-31
    days on market $389,000 Active 9 DOM
16. 2026-05-22
    listed $389,000 Active 765-char remark

    Show marketing remark (765 chars)

    Located in Sunnyvale's Plaza Del Rey, this 1800 sq ft home offers three+ bedrooms and three full bathrooms, Open the front door to the sunlit front room. Than to the left you have the primary bedroom suite, with a large retreat, walk in closet and the bath with a jacuzzi tub and large shower, on the other side of the home you have 2 bedrooms and 2 more full baths. The kitchen comes with all the appliance lots of counters and room if you would like a center island. Sperate dinning area. Roof was replaced within the last 3 years. Has AC and central heat for comfort. This property is situated within the Santa Clara Unified Elementary School District. This residence provides a balanced layout suitable for comfortable living in a well-established neighborhood.

17. 2026-05-22
    listed $389,000 Active 765-char remark

    Show marketing remark (765 chars)

    Located in Sunnyvale's Plaza Del Rey, this 1800 sq ft home offers three+ bedrooms and three full bathrooms, Open the front door to the sunlit front room. Than to the left you have the primary bedroom suite, with a large retreat, walk in closet and the bath with a jacuzzi tub and large shower, on the other side of the home you have 2 bedrooms and 2 more full baths. The kitchen comes with all the appliance lots of counters and room if you would like a center island. Sperate dinning area. Roof was replaced within the last 3 years. Has AC and central heat for comfort. This property is situated within the Santa Clara Unified Elementary School District. This residence provides a balanced layout suitable for comfortable living in a well-established neighborhood.

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $2,728 · $227/mo
• Expected delta: +$1,904/yr (+$159/mo · 230.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 15 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: $59,292
• − Mortgage interest: −$20,110
• − Property taxes: −$824
• − Insurance: −$6,914
• − Repairs & maintenance: −$4,743
• − Management: −$4,743
• − Depreciation: −$10,444
• Taxable income: $11,514
• Est. tax owed @ 24.0%: −$2,763
• After-tax cash flow: $13,748/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

-7.7% since first listed

4 events — show timeline

• 2026-06-19 Price Changed $359,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-19 Price Changed $359,000 MLSListings
• 2026-05-22 Listed $389,000 MLSListings
• 2026-05-22 Listed $389,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-12.5%/yr

Latest (2011): $824 · -10.9% YoY. Source: county tax records.