114 N 5th St · San Jose, CA 95112

$849,999

5 bd · 1.0 ba · 2,272 sqft · SingleFamily public records · 8 Days on market

Built 1903 4,692 sqft lot $374/sqft · 31% below area Est $1231k · 31% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1903 and inhabited — not just lived in — for over forty years by the same family, this Victorian era home is one block from San Jose City Hall and ready for its next chapter. Original details throughout: claw foot tub, turned light switches, commissioned stained glass entry, rescued chandeliers, beautiful original windows, and tall ceilings that keep the home naturally cool through valley summers. The light in the dining room has to be seen. Solid where it counts: updated and bolted foundation, on-demand water heater, leased solar (year 18 of 20), new stove and washer, fireplace inserts. Roof maintained and ready to wait for the solar lease to expire. The rear offers tw

Key facts

• Original windows
• Tall ceilings
• Leased solar

Tags

• CLAW FOOT TUB
• ORIGINAL WINDOWS
• TALL CEILINGS
• UPDATED AND BOLTED FOUNDATION
• ON-DEMAND WATER HEATER
• LEASED SOLAR

Property features AI

Exterior

• Parking: 1 covered garage space; Off-street parking (size limited)
• Utilities: Public water; Public sewer; Photovoltaic system (third-party owned)
• Home design: Single-family residence; Residential property; Built in 1903
• Construction: Stucco and wood siding exterior; Concrete skirting
• Exterior features: Front yard; Back yard; Fenced

Interior

• Kitchen: Laminate counters; Dishwasher; Disposal; Gas range/cooktop; Refrigerator; Pantry
• Bedrooms: 5 bedrooms (street/main entry level noted)
• Flooring: Hardwood; Linoleum; Tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: Pantry; Two wood-burning fireplaces (dining room and living room)
• Laundry & utility: In-unit washer and dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/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 $771k (9.3% below list).
• Recommended offer: $771k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• San Jose Unified (urban): math 39% / reading 52% proficiency, ranked #149 of 517 in CA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 106 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $7,712/mo this rent would consume 104% of the median local household income ($89k/yr) (locally 4364% 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 $6k of loan paydown is wiped out by about $26k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $771,240 (9.3% below list)

Questions for the listing agent

1. Built in 1903 — 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. 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: 0.91% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,231,356
• List price: $849,999
• Delta: -30.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 N 5th St	0.00mi	5/1.0	2,272 (0%)	1mo	$988,000	$435	99
154 N 16th St	0.70mi	4/3.0 (-1)	2,224 (-2%)	14mo	$1,520,000	$683	39
267 S 12th St	0.64mi	4/3.0 (-1)	2,205 (-3%)	16mo	$1,522,350	$690	39
92 S 15th St	0.69mi	4/2.0 (-1)	2,454 (+8%)	18mo	$1,575,000	$642	30
101 N 13th St	0.49mi	4/3.0 (-1)	2,003 (-12%)	18mo	$1,350,000	$674	29
125 Hawthorne Way	0.70mi	4/3.0 (-1)	2,160 (-5%)	22mo	$1,950,000	$903	28
455 N 7th St	0.49mi	4/2.0 (-1)	1,980 (-13%)	22mo	$1,200,000	$606	28
150 Ayer Ave	0.73mi	4/3.5 (-1)	2,610 (+15%)	8mo	$1,835,000	$703	19

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-65,665
• Equity at exit: $126,738

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $63,336
• Equity at exit: $73,492

Cash invested: $238,000 (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 95112

• Rents YoY: 4.2%
• Active inventory: 106
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $7,712 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,620
• Net cashflow: $983

Break-even live

Break-even rent $6,468

Max offer price $849,999

Occupancy floor 82%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 S 18th St San Jose, CA	6.0	3.0	1900	$6,700	$3.53	14d	1	1.05mi
445 Auzerais Ave San Jose, CA	5.0	4.5	2645	$13,000	$4.91	44d	1	1.09mi
760 N 17th St #1514 San Jose, CA	5.0	4.5	2531	$5,710	$2.26	2d	1	1.27mi
263 E Hedding St #1535 San Jose, CA	1.0–4.0	1.0–3.5	1629	$5,900	$3.62	3d	2	1.27mi
843 Delmas Ave San Jose, CA	5.0	4.0	2788	$12,998	$4.66	44d	1	1.49mi

Listing history 2 events

1. 2026-05-16
   status Pending 1134-char remark
2. 2026-05-08
   listed $849,999 Active 1134-char remark

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$2,882/yr (+$240/mo · 80.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone D · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 14 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: $92,549
• − Mortgage interest: −$47,613
• − Property taxes: −$3,578
• − Insurance: −$4,250
• − Repairs & maintenance: −$7,404
• − Management: −$7,404
• − Depreciation: −$24,727
• Taxable loss: −$2,428
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $12,378/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: San Jose Unified
• NCES district ID: 0634590
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $84,567
• Composite: 42.31/100
• National rank: #3259
• State rank: #149 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): 57,373
• Household income: $89,103
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 4364.0

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: Hispanic / Latino 41% Asian 27% White 22% Two or more races 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Vietnam, China
• Languages at home: 48% English-only · Spanish 29% Vietnamese 9% Chinese 6%

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: ▼ -1025.61%
• Current HPI: 297.1788
• Rent YoY: ▲ 4.25%
• 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

+16.2% since first listed

4 events — show timeline

• 2026-05-29 Sold (Public Records) $988,000 Public Records
• 2026-05-29 Sold (MLS) $988,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Listed $849,999 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.4%/yr

Latest (2025): $3,578 · +2.3% YoY. Source: county tax records.