1225 Vienna Dr #391 · Sunnyvale, CA 94089

$399,000

3 bd · 2.0 ba · 1,720 sqft · Manufactured · 59 Days on market

Built 2017 $232/sqft · 34% above area Est $298k · 34% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

The cute trex deck invites you to this gorgeous 3 bed 2 bath home! An abundance of of natural light from the many dual-paned windows throughout this custom home. Extra touches include high ceilings and crown moulding in living areas and bedrooms. Beautiful eat-in kitchen, with large center island, lots of storage in beautiful white shaker cabinets and quartz countertops. The main suite offers ensuite with dual sinks, and stall shower. Quality laminate flooring throughout, with carpet in bedrooms. Central heating & A/C. Laundry room comes withwasher/dryer. Large shed at the edge of the 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

Key facts

• Crown moulding
• Eat in kitchen
• Natural light

Tags

• TREX DECK
• NATURAL LIGHT
• DUAL PANED WINDOWS
• HIGH CEILINGS
• CROWN MOULDING
• EAT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $399k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 69 active listings in the ZIP; 11 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 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 $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $340k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $298,026
• List price: $399,000
• Delta: 33.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Vienna Dr #707	0.08mi	3/2.0	1,716 (-0%)	2mo	$287,000	$167	94
1225 Vienna Dr #604	0.00mi	4/2.0 (+1)	1,740 (+1%)	1mo	$320,000	$184	92
1225 Vienna Dr #141	0.10mi	3/2.0	1,738 (+1%)	2mo	$380,000	$219	92
1085 Tasman Dr #620	0.20mi	3/2.0	1,725 (+0%)	1mo	$399,000	$231	89
1225 Vienna Dr #44	0.10mi	3/2.0	1,658 (-4%)	1mo	$349,000	$210	89
1225 Vienna Dr #114	0.00mi	3/2.0	1,600 (-7%)	2mo	$380,000	$238	87
1225 Vienna Dr #937	0.10mi	3/2.0	1,795 (+4%)	2mo	$400,000	$223	86
1225 Vienna Dr #336	0.17mi	3/3.0	1,755 (+2%)	0mo	$428,000	$244	84
1085 Tasman Dr #496	0.20mi	3/2.0	1,780 (+4%)	2mo	$405,000	$228	83
1085 Tasman Dr #225	0.20mi	3/2.0	1,790 (+4%)	1mo	$400,000	$223	83
1225 Vienna Dr #925	0.10mi	2/2.0 (-1)	1,490 (-13%)	1mo	$305,000	$205	67
690 Persian Dr #61	0.53mi	2/2.0 (-1)	1,464 (-15%)	2mo	$229,500	$157	44

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-22,171
• Equity at exit: $59,492

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $31,266
• Equity at exit: $34,498

Cash invested: $111,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $4,904 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,030
• Net cashflow: $690

Break-even live

Break-even rent $4,030

Max offer price $399,000

Occupancy floor 81%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$5,197	$3.67	1d	7	0.40mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.50mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.51mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.65mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.70mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.75mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	0.89mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.93mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	1.01mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	1.06mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.13mi

Listing history 29 events

1. 2026-06-18
   days on market $399,000 Active 59 DOM
2. 2026-06-17
   days on market $399,000 Active 58 DOM
3. 2026-06-16
   days on market $399,000 Active 57 DOM
4. 2026-06-15
   days on market $399,000 Active 56 DOM
5. 2026-06-13
   days on market $399,000 Active 54 DOM
6. 2026-06-13
   pricedays on market $399,000 Active 53 DOM
7. 2026-06-09
   days on market $420,000 Active 50 DOM
8. 2026-06-08
   days on market $420,000 Active 49 DOM
9. 2026-06-07
   days on market $420,000 Active 48 DOM
10. 2026-06-05
    days on market $420,000 Active 45 DOM
11. 2026-06-03
    days on market $420,000 Active 44 DOM
12. 2026-06-02
    days on market $420,000 Active 43 DOM
13. 2026-06-01
    days on market $420,000 Active 42 DOM
14. 2026-05-31
    days on market $420,000 Active 41 DOM
15. 2026-04-20
    price $420,000 645-char remark

    Show marketing remark (645 chars)

    The cute trex deck invites you to this gorgeous 3 bed 2 bath home! An abundance of of natural light from the many dual-paned windows throughout this custom home. Extra touches include high ceilings and crown moulding in living areas and bedrooms. Beautiful eat-in kitchen, with large center island, lots of storage in beautiful white shaker cabinets and quartz countertops. The main suite offers ensuite with dual sinks, and stall shower. Quality laminate flooring throughout, with carpet in bedrooms. Central heating & A/C. Laundry room comes withwasher/dryer. Large shed at the edge of the 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

16. 2026-04-20
    listed $399,800 Active 645-char remark

    Show marketing remark (645 chars)

    The cute trex deck invites you to this gorgeous 3 bed 2 bath home! An abundance of of natural light from the many dual-paned windows throughout this custom home. Extra touches include high ceilings and crown moulding in living areas and bedrooms. Beautiful eat-in kitchen, with large center island, lots of storage in beautiful white shaker cabinets and quartz countertops. The main suite offers ensuite with dual sinks, and stall shower. Quality laminate flooring throughout, with carpet in bedrooms. Central heating & A/C. Laundry room comes withwasher/dryer. Large shed at the edge of the 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

17. 2026-04-20
    listed $420,000 Active 645-char remark

    Show marketing remark (645 chars)

    The cute trex deck invites you to this gorgeous 3 bed 2 bath home! An abundance of of natural light from the many dual-paned windows throughout this custom home. Extra touches include high ceilings and crown moulding in living areas and bedrooms. Beautiful eat-in kitchen, with large center island, lots of storage in beautiful white shaker cabinets and quartz countertops. The main suite offers ensuite with dual sinks, and stall shower. Quality laminate flooring throughout, with carpet in bedrooms. Central heating & A/C. Laundry room comes withwasher/dryer. Large shed at the edge of the 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

18. 2023-09-02
    soldstatus $340,000 561-char remark

    Show marketing remark (561 chars)

    Spacious home in a beautiful five star family park! This home has lots of natural light coming from the many dual paned windows throughout the home. Quality laminate flooring throughout, with carpet in bedrooms. Large eat-in kitchen, has a center island, ample white shaker cabinets, quartz countertops, and comes with all appliances. The main suite offers a large private bath with a garden tub, dual sinks, and a step-in shower. Central heating & A/C. Laundry room comes with washer/dryer. Large shed in 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

19. 2023-09-02
    soldstatus $340,000 Sold

    Show marketing remark (561 chars)

    Spacious home in a beautiful five star family park! This home has lots of natural light coming from the many dual paned windows throughout the home. Quality laminate flooring throughout, with carpet in bedrooms. Large eat-in kitchen, has a center island, ample white shaker cabinets, quartz countertops, and comes with all appliances. The main suite offers a large private bath with a garden tub, dual sinks, and a step-in shower. Central heating & A/C. Laundry room comes with washer/dryer. Large shed in 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

20. 2023-08-27
    status Pending (Do Not Show)
21. 2023-08-02
    historical Contingent
22. 2023-06-23
    listed $355,000 Active

    Show marketing remark (561 chars)

    Spacious home in a beautiful five star family park! This home has lots of natural light coming from the many dual paned windows throughout the home. Quality laminate flooring throughout, with carpet in bedrooms. Large eat-in kitchen, has a center island, ample white shaker cabinets, quartz countertops, and comes with all appliances. The main suite offers a large private bath with a garden tub, dual sinks, and a step-in shower. Central heating & A/C. Laundry room comes with washer/dryer. Large shed in 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

23. 2023-06-23
    listed $355,000 561-char remark

    Show marketing remark (561 chars)

    Spacious home in a beautiful five star family park! This home has lots of natural light coming from the many dual paned windows throughout the home. Quality laminate flooring throughout, with carpet in bedrooms. Large eat-in kitchen, has a center island, ample white shaker cabinets, quartz countertops, and comes with all appliances. The main suite offers a large private bath with a garden tub, dual sinks, and a step-in shower. Central heating & A/C. Laundry room comes with washer/dryer. Large shed in 3 car carport 2017 Goldenwest S/N PER03779CAB/CAA

24. 2017-03-03
    soldstatus $68,000 Sold
25. 2017-01-20
    status Pending (Do Not Show)
26. 2017-01-09
    listed $68,000 Active
27. 2006-10-20
    historical
28. 2006-10-05
    soldstatus $40,000
29. 2006-10-03
    listed $39,999

ⓘ 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 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: $58,850
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$7,114
• − Repairs & maintenance: −$4,708
• − Management: −$4,708
• − Depreciation: −$11,607
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $7,713/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

+950.0% since first listed

15 events — show timeline

• 2026-04-20 Price Changed $420,000 MLSListings
• 2026-04-20 Listed $399,800 MLSListings
• 2026-04-20 Listed $420,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-02 Sold (MLS) $340,000 MLSListings
• 2023-09-02 Sold (MLS) $340,000 San Francisco MLS
• 2023-08-27 Pending — MLSListings
• 2023-08-02 Contingent — MLSListings
• 2023-06-23 Listed $355,000 MLSListings
• 2023-06-23 Listed $355,000 San Francisco MLS
• 2017-03-03 Sold (MLS) $68,000 MLSListings
• 2017-01-20 Pending — MLSListings
• 2017-01-09 Listed $68,000 MLSListings
• 2006-10-20 Listing Removed — MLSListings
• 2006-10-05 Sold (MLS) $40,000 MLSListings
• 2006-10-03 Listed $39,999 MLSListings