294 Chateau La Salle Dr #294 · San Jose, CA 95111

$448,000

2 bd · 2.0 ba · 1,888 sqft · Manufactured · 23 Days on market

Built 1979 Est $449k · at est.

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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).

• Cash flow +17.5/30.0
• ARV discount +7.6/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious triple-wide home featuring 2 bedrooms and 2 full bathrooms, plus an additional room that can be turned into a third bedroom. Freshly painted inside and out. Renovated guest bathroom with ceramic tile flooring. Large open kitchen with a spacious island and new granite countertops. New laminate wood flooring and recessed ceiling lighting throughout. Kitchen includes all appliances. Separate laundry room with washer and dryer included. Central heating and air conditioning. Carport parking for up to 3 cars. Conveniently located near shopping centers and freeways. Current space rent is $1,273.

Key facts

• Spacious island
• Triple-wide home
• Built 1979

Tags

• TRIPLE-WIDE HOME
• RENOVATED GUEST BATHROOM
• CERAMIC TILE FLOORING
• SPACIOUS ISLAND
• NEW GRANITE COUNTERTOPS
• LAMINATE WOOD FLOORING

Property features AI

Finance

• HOA & community: Clubhouse; Community pool; Community security gate; Leased land (park home site)

Exterior

• Parking: Carport (3 spaces); Space number 294; Space rent charged
• Security: Community security gate
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters
• Home design: Manufactured home (park model) with assessor-reported living area
• Construction: Assessor-provided property details
• Exterior features: Composition roof; Leased land (park home site); Family park restriction

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating and cooling
• Interior features: Double sinks in bathroom; Dining area
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $448k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $435k (2.8% below list).
• Recommended offer: $435k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• East Side Union High (urban): math 53% / reading 70% proficiency, ranked #69 of 517 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 65 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $4,353/mo this rent would consume 52% of the median local household income ($101k/yr) (locally 1808% 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 $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $345k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,349 (2.8% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $449,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Chateau La Salle Dr #417	0.12mi	3/2.0 (+1)	1,800 (-5%)	4mo	$480,000	$267	78
260 Chateau La Salle #260	0.09mi	2/2.0	1,696 (-10%)	4mo	$420,000	$248	76
320 Chateau La Salle Dr #320	0.06mi	3/2.0 (+1)	1,731 (-8%)	7mo	$490,000	$283	72
128 Chateau La Salle Dr #128	0.30mi	3/2.0 (+1)	1,996 (+6%)	1mo	$429,000	$215	71
506 Chateau La Salle Dr #506	0.30mi	3/2.0 (+1)	1,760 (-7%)	3mo	$502,000	$285	67
238 Chateau La Salle Dr #238	0.11mi	3/3.0 (+1)	1,702 (-10%)	3mo	$590,000	$347	67
391 Millpond Dr #391	0.51mi	2/2.0	1,680 (-11%)	2mo	$400,000	$238	57
471 Mill Pond Dr #471	0.64mi	3/2.0 (+1)	1,781 (-6%)	2mo	$402,000	$226	54
259 Mountain Springs Dr #259	0.73mi	2/2.0	1,764 (-7%)	4mo	$385,000	$218	52
491 Mill Pond Dr #491	0.61mi	3/2.0 (+1)	1,711 (-9%)	3mo	$389,000	$227	48
553 Millpond Dr #553	0.70mi	3/2.0 (+1)	1,678 (-11%)	7mo	$385,000	$229	38
464 Mill Pond Dr #464	0.62mi	3/3.0 (+1)	1,632 (-14%)	8mo	$272,000	$167	33

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-59,259
• Equity at exit: $66,798

10-year hold

• IRR: -7.9%
• Equity multiple: 0.55×
• Total profit: $-57,046
• Equity at exit: $38,735

Cash invested: $125,440 (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 95111

• Rents YoY: 1.0%
• Active inventory: 65
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,353 high
• Mortgage (P&I): −$2,349
• Tax est. 1.5%: −$560 /mo · $6,720/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $343

Break-even live

Break-even rent $3,919

Max offer price $448,000

Occupancy floor 87%

Sensitivity live

Price	-10% $653	-5% $498	+0% $343	+5% $188	+10% $34
Rent	-10% $-1	-5% $171	+0% $343	+5% $515	+10% $687
Rate	-1.0pp $569	-0.5pp $457	base $343	+0.5pp $227	+1.0pp $109

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: $112,000
• Closing costs: $13,440
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Esfahan Dr San Jose, CA	3.0	2.5	1794	$4,395	$2.45	2d	1	0.34mi
2070 Mary Helen Ln San Jose, CA	3.0	4.0	1781	$4,600	$2.58	2d	1	0.40mi
800 Batista Dr San Jose, CA	3.0	3.0	2099	$4,875	$2.32	2d	1	0.45mi
326 Agustin Narvaez St #5 San Jose, CA	3.0	3.5	1922	$5,200	$2.71	17d	1	0.53mi
2986 Lina St #7 San Jose, CA	3.0	3.0	1813	$5,500	$3.03	17d	1	0.54mi
262 Azevedo Cir #1603 San Jose, CA	3.0	3.0	1620	$3,720	$2.30	2d	1	0.61mi
334 Olive Hill Dr San Jose, CA	2.0	3.0	1368	$4,150	$3.03	2d	1	0.62mi
3157 Regency Ave #612 San Jose, CA	2.0	2.5	1282	$4,195	$3.27	2d	1	0.79mi
3089 Valley of Hearts Delight Pl #5 San Jose, CA	2.0	2.0	1668	$5,195	$3.11	2d	1	0.84mi
3601 Copperfield Dr San Jose, CA	1.0–3.0	1.0–3.0	1088	$3,774	$3.47	2d	27	1.15mi
590 Almaden Walk Loop San Jose, CA	3.0	3.0	1425	$3,995	$2.80	44d	1	1.21mi
3024 Goodacre Pl San Jose, CA	3.0	2.5	1431	$2,200	$1.54	44d	1	1.32mi
818 Foxworthy Ave San Jose, CA	3.0	2.5	1589	$4,700	$2.96	20d	1	1.38mi
818 Foxworthy Ave San Jose, CA	3.0	2.5	1589	$4,700	$2.96	18d	1	1.38mi
3115 Tuscolana Way #1595 San Jose, CA	3.0	2.5	1580	$4,430	$2.80	17d	1	1.43mi
1036 Cumberland Pl San Jose, CA	2.0	2.0	1264	$5,375	$4.25	44d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $448,000 Active 23 DOM
2. 2026-06-17
   days on market $448,000 Active 22 DOM
3. 2026-06-16
   days on market $448,000 Active 21 DOM
4. 2026-06-15
   days on market $448,000 Active 20 DOM
5. 2026-06-13
   days on market $448,000 Active 18 DOM
6. 2026-06-13
   days on market $448,000 Active 17 DOM
7. 2026-06-09
   days on market $448,000 Active 14 DOM
8. 2026-06-08
   days on market $448,000 Active 13 DOM
9. 2026-06-07
   days on market $448,000 Active 12 DOM
10. 2026-06-05
    statusdays on market $448,000 Active 9 DOM
11. 2026-06-03
    days on market $448,000 Contingent 8 DOM
12. 2026-06-02
    days on market $448,000 Contingent 7 DOM
13. 2026-06-02
    status $448,000 Contingent 6 DOM
14. 2026-06-01
    days on market $448,000 Active 6 DOM
15. 2026-05-31
    days on market $448,000 Active 5 DOM
16. 2026-05-26
    listed $448,000 Active 604-char remark

    Show marketing remark (604 chars)

    Spacious triple-wide home featuring 2 bedrooms and 2 full bathrooms, plus an additional room that can be turned into a third bedroom. Freshly painted inside and out. Renovated guest bathroom with ceramic tile flooring. Large open kitchen with a spacious island and new granite countertops. New laminate wood flooring and recessed ceiling lighting throughout. Kitchen includes all appliances. Separate laundry room with washer and dryer included. Central heating and air conditioning. Carport parking for up to 3 cars. Conveniently located near shopping centers and freeways. Current space rent is $1,273.

17. 2026-05-26
    listed $448,000 Active 604-char remark

    Show marketing remark (604 chars)

    Spacious triple-wide home featuring 2 bedrooms and 2 full bathrooms, plus an additional room that can be turned into a third bedroom. Freshly painted inside and out. Renovated guest bathroom with ceramic tile flooring. Large open kitchen with a spacious island and new granite countertops. New laminate wood flooring and recessed ceiling lighting throughout. Kitchen includes all appliances. Separate laundry room with washer and dryer included. Central heating and air conditioning. Carport parking for up to 3 cars. Conveniently located near shopping centers and freeways. Current space rent is $1,273.

18. 2026-03-20
    soldstatus $345,000 1063-char remark

    Show marketing remark (1063 chars)

    Spacious triple wide home in the highly desirable all age community of Chateau La Salle. Offering approximately 1,950 square feet of living space, this is one of the larger floor plans in the park, featuring generous room sizes and a flexible layout to suit a variety of needs. Expansive living and dining areas connect seamlessly to a bright kitchen with abundant cabinet space, while the oversized primary suite provides privacy and comfort. This home presents an excellent opportunity for buyers to personalize and update to their own style. With its rare size and compelling value per square foot, it stands out among current inventory. Chateau La Salle is a well maintained community offering residents access to a clubhouse, pool, spa, billiards room, and a vibrant calendar of community gatherings and activities. Ideally located near Eastridge Shopping Center and The Plant Shopping Center, plus grocery stores, restaurants, and everyday essentials. Easy access to Highways 101, 280, 680, and 87 provides convenient connectivity throughout Silicon Valley.

19. 2026-02-28
    listed $349,000 1063-char remark

    Show marketing remark (1063 chars)

    Spacious triple wide home in the highly desirable all age community of Chateau La Salle. Offering approximately 1,950 square feet of living space, this is one of the larger floor plans in the park, featuring generous room sizes and a flexible layout to suit a variety of needs. Expansive living and dining areas connect seamlessly to a bright kitchen with abundant cabinet space, while the oversized primary suite provides privacy and comfort. This home presents an excellent opportunity for buyers to personalize and update to their own style. With its rare size and compelling value per square foot, it stands out among current inventory. Chateau La Salle is a well maintained community offering residents access to a clubhouse, pool, spa, billiards room, and a vibrant calendar of community gatherings and activities. Ideally located near Eastridge Shopping Center and The Plant Shopping Center, plus grocery stores, restaurants, and everyday essentials. Easy access to Highways 101, 280, 680, and 87 provides convenient connectivity throughout Silicon Valley.

20. 2026-02-28
    listed $349,000 1063-char remark

    Show marketing remark (1063 chars)

    Spacious triple wide home in the highly desirable all age community of Chateau La Salle. Offering approximately 1,950 square feet of living space, this is one of the larger floor plans in the park, featuring generous room sizes and a flexible layout to suit a variety of needs. Expansive living and dining areas connect seamlessly to a bright kitchen with abundant cabinet space, while the oversized primary suite provides privacy and comfort. This home presents an excellent opportunity for buyers to personalize and update to their own style. With its rare size and compelling value per square foot, it stands out among current inventory. Chateau La Salle is a well maintained community offering residents access to a clubhouse, pool, spa, billiards room, and a vibrant calendar of community gatherings and activities. Ideally located near Eastridge Shopping Center and The Plant Shopping Center, plus grocery stores, restaurants, and everyday essentials. Easy access to Highways 101, 280, 680, and 87 provides convenient connectivity throughout Silicon Valley.

21. 2005-07-15
    historical
22. 2005-06-17
    soldstatus $112,000
23. 2005-06-07
    listed $112,000

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 15 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: $52,242
• − Mortgage interest: −$25,095
• − Property taxes: −$6,720
• − Insurance: −$2,240
• − Repairs & maintenance: −$4,179
• − Management: −$4,179
• − Depreciation: −$13,033
• Taxable loss: −$3,205
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $4,888/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: East Side Union High
• NCES district ID: 0611820
• Math proficiency: 53% ▲ 12.00%
• Reading proficiency: 70% ▲ 8.00%
• Median HH income: $80,293
• Composite: 55.15/100
• National rank: #1278
• State rank: #69 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): 57,202
• Household income: $101,435
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1808.0

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 51% Asian 36% Two or more races 22% White 7% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 27% English-only · Spanish 40% Vietnamese 24% Chinese 3%

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: ▼ -1144.74%
• Current HPI: 339.7949
• Rent YoY: ▲ 1.00%
• 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

+300.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $448,000 MLSListings
• 2026-05-26 Listed $448,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-20 Sold (MLS) $345,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-28 Listed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-28 Listed $349,000 MLSListings
• 2005-07-15 Listing Removed — MLSListings
• 2005-06-17 Sold (MLS) $112,000 MLSListings
• 2005-06-07 Listed $112,000 MLSListings