1050 Borregas Ave #12 · Sunnyvale, CA 94089

$265,000

2 bd · 2.0 ba · 1,584 sqft · Manufactured · 83 Days on market

Built 1976 Est $298k · 11% under

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Why this score? — see what drove the A- 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.3/10.0
• 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

Luxury living in the heart of Silicon Valley. Thoughtful floor plan with open concept living creates an inviting space for you and your guests to enjoy. Tastefully updated kitchen with dual oven, ample cabinets & countertop is sure to please the chef in the family. Living area is brimming in abundant natural lighting and features built-in hutch. The primary suite features a luxurious bathroom with dual sinks and a large step-in tub, perfect for unwinding after a long day. In unit laundry room come with washer and dryer. Generous outdoor living space, with large covered porch and storage shed at back of carport. 1976 Dualwide S/N A/B5537

Key facts

• Open concept living
• Dual oven
• Ample cabinets

Tags

• OPEN CONCEPT LIVING
• UPDATED KITCHEN
• DUAL OVEN
• AMPLE CABINETS
• ABUNDANT NATURAL LIGHTING
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Board approval and guest restrictions required
• Financial info: Tax type: ILT (In Lieu of Tax)
• HOA & community: Billiard room; Club house; Community pool; Organized activities; Sauna / spa / hot tub; Senior community (one resident 55+); Park home site on leased land (unit will remain)

Exterior

• Parking: Carport with space for 2; Guest/visitor parking; Tandem parking; Assigned space number 12 (space rent applies)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Public utilities
• Home design: Single-story
• Construction: Lot size information from assessor
• Exterior features: Other roof (see remarks)

Interior

• Kitchen: Gas cooktop; Built-in gas oven/oven range; Dishwasher; Garbage disposal; Refrigerator(s)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating (gas); Central forced air cooling
• Interior features: Separate family room; Breakfast bar and dining area in living room; Pantry; Storage
• Laundry & utility: Washer and dryer in unit; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Fremont Union High (urban): math 87% / reading 91% proficiency, ranked #6 of 517 in CA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.6%/yr); 69 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 ($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 $8k 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 $74k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $92k; list at $265k implies a 188% gain — meaningful room to come down on a strong offer.

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 $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.31%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $297,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Borregas Ave #104	0.10mi	2/2.0	1,560 (-2%)	9mo	$269,000	$172	86
1050 Borregas Ave #69	0.10mi	3/2.0 (+1)	1,590 (+0%)	6mo	$293,000	$184	85
1111 Morse Ave #74	0.25mi	3/2.0 (+1)	1,540 (-3%)	4mo	$340,000	$221	76
1050 Borregas Ave #111	0.10mi	2/2.0	1,425 (-10%)	9mo	$320,000	$225	71
1111 Morse Ave #202	0.23mi	3/2.0 (+1)	1,647 (+4%)	8mo	$350,000	$213	71
1111 Morse Ave #29	0.23mi	2/2.0	1,440 (-9%)	6mo	$230,000	$160	69
1111 Morse Ave Spc 17	0.25mi	2/2.0	1,440 (-9%)	6mo	$240,000	$167	68
1111 Morse Ave #36	0.23mi	2/2.0	1,438 (-9%)	7mo	$199,999	$139	68
1111 Morse Ave #45	0.25mi	3/1.0 (+1)	1,680 (+6%)	3mo	$315,000	$188	67
1111 Morse Ave #209	0.25mi	2/2.0	1,725 (+9%)	8mo	$287,000	$166	67
1111 Morse Ave #179	0.25mi	3/2.0 (+1)	1,792 (+13%)	7mo	$375,000	$209	56
600 E Weddell Dr #126	0.54mi	3/2.0 (+1)	1,500 (-5%)	8mo	$349,000	$233	54

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $63,027
• Equity at exit: $39,512

10-year hold

• IRR: 28.8%
• Equity multiple: 3.52×
• Total profit: $186,918
• Equity at exit: $22,912

Cash invested: $74,200 (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: 69
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,456 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $1,689

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 57%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.18mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$4,986	$3.97	1d	8	0.45mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.51mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.57mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.63mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.67mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	1d	7	1.38mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $265,000 Active 83 DOM
2. 2026-06-17
   days on market $265,000 Active 82 DOM
3. 2026-06-16
   days on market $265,000 Active 81 DOM
4. 2026-06-15
   days on market $265,000 Active 80 DOM
5. 2026-06-13
   days on market $265,000 Active 78 DOM
6. 2026-06-09
   days on market $265,000 Active 74 DOM
7. 2026-06-08
   days on market $265,000 Active 73 DOM
8. 2026-06-07
   days on market $265,000 Active 72 DOM
9. 2026-06-05
   days on market $265,000 Active 69 DOM
10. 2026-06-03
    days on market $265,000 Active 68 DOM
11. 2026-06-02
    days on market $265,000 Active 67 DOM
12. 2026-06-01
    days on market $265,000 Active 66 DOM
13. 2026-05-31
    days on market $265,000 Active 65 DOM
14. 2026-05-18
    price $265,000 648-char remark

    Show marketing remark (648 chars)

    Luxury living in the heart of Silicon Valley. Thoughtful floor plan with open concept living creates an inviting space for you and your guests to enjoy. Tastefully updated kitchen with dual oven, ample cabinets & countertop is sure to please the chef in the family. Living area is brimming in abundant natural lighting and features built-in hutch. The primary suite features a luxurious bathroom with dual sinks and a large step-in tub, perfect for unwinding after a long day. In unit laundry room come with washer and dryer. Generous outdoor living space, with large covered porch and storage shed at back of carport. 1976 Dualwide S/N A/B5537

15. 2026-05-18
    price $265,000 648-char remark

    Show marketing remark (648 chars)

    Luxury living in the heart of Silicon Valley. Thoughtful floor plan with open concept living creates an inviting space for you and your guests to enjoy. Tastefully updated kitchen with dual oven, ample cabinets & countertop is sure to please the chef in the family. Living area is brimming in abundant natural lighting and features built-in hutch. The primary suite features a luxurious bathroom with dual sinks and a large step-in tub, perfect for unwinding after a long day. In unit laundry room come with washer and dryer. Generous outdoor living space, with large covered porch and storage shed at back of carport. 1976 Dualwide S/N A/B5537

16. 2026-03-27
    listed $275,000 Active 648-char remark

    Show marketing remark (648 chars)

    Luxury living in the heart of Silicon Valley. Thoughtful floor plan with open concept living creates an inviting space for you and your guests to enjoy. Tastefully updated kitchen with dual oven, ample cabinets & countertop is sure to please the chef in the family. Living area is brimming in abundant natural lighting and features built-in hutch. The primary suite features a luxurious bathroom with dual sinks and a large step-in tub, perfect for unwinding after a long day. In unit laundry room come with washer and dryer. Generous outdoor living space, with large covered porch and storage shed at back of carport. 1976 Dualwide S/N A/B5537

17. 2026-03-27
    listed $275,000 Active 648-char remark

    Show marketing remark (648 chars)

    Luxury living in the heart of Silicon Valley. Thoughtful floor plan with open concept living creates an inviting space for you and your guests to enjoy. Tastefully updated kitchen with dual oven, ample cabinets & countertop is sure to please the chef in the family. Living area is brimming in abundant natural lighting and features built-in hutch. The primary suite features a luxurious bathroom with dual sinks and a large step-in tub, perfect for unwinding after a long day. In unit laundry room come with washer and dryer. Generous outdoor living space, with large covered porch and storage shed at back of carport. 1976 Dualwide S/N A/B5537

18. 2008-06-26
    soldstatus $92,000 74-char remark

    Show marketing remark (74 chars)

    This one is in top shape, a "10"! All remodeled and refurbished

19. 2008-05-26
    listed $96,000 74-char remark

    Show marketing remark (74 chars)

    This one is in top shape, a "10"! All remodeled and refurbished

20. 2008-05-26
    historical 74-char remark

    Show marketing remark (74 chars)

    This one is in top shape, a "10"! All remodeled and refurbished

21. 2003-11-01
    soldstatus $74,000
22. 2003-10-31
    historical
23. 2003-06-21
    listed $83,900
24. 2001-12-18
    historical
25. 2001-10-19
    soldstatus $89,500
26. 2001-10-01
    listed $87,500
27. 1999-06-16
    historical
28. 1999-06-04
    soldstatus $65,000
29. 1999-05-10
    listed $69,500

ⓘ 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 5/10 Major 7 d/yr ≥90°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: $53,469
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$4,278
• − Management: −$4,278
• − Depreciation: −$7,709
• Taxable income: $17,061
• Est. tax owed @ 24.0%: −$4,095
• After-tax cash flow: $16,170/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: Fremont Union High
• NCES district ID: 0614430
• Math proficiency: 87% ▲ 9.00%
• Reading proficiency: 91% ▲ 10.00%
• Median HH income: $128,947
• Composite: 82.66/100
• National rank: #20
• State rank: #6 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

+281.3% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-18 Price Changed $265,000 MLSListings
• 2026-03-27 Listed $275,000 MLSListings
• 2026-03-27 Listed $275,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-06-26 Sold (MLS) $92,000 MLSListings
• 2008-05-26 Listing Removed — MLSListings
• 2008-05-26 Listed $96,000 MLSListings
• 2003-11-01 Sold (MLS) $74,000 MLSListings
• 2003-10-31 Listing Removed — MLSListings
• 2003-06-21 Listed $83,900 MLSListings
• 2001-12-18 Listing Removed — MLSListings
• 2001-10-19 Sold (MLS) $89,500 MLSListings
• 2001-10-01 Listed $87,500 MLSListings
• 1999-06-16 Listing Removed — MLSListings
• 1999-06-04 Sold (MLS) $65,000 MLSListings
• 1999-05-10 Listed $69,500 MLSListings