5092 Cribari Pl · San Jose, CA 95135

$365,000

1 bd · 1.0 ba · 947 sqft · Condo public records · 11 Days on market

Built 1969 $385/sqft · 26% below area Est $493k · 26% under $1081/mo HOA · 32% of rent

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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).

• ARV discount +15.0/15.0
• Schools +6.1/10.0
• 1% rule +4.3/10.0
• Cash flow +4.2/30.0
• Appreciation +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully refreshed single-level, townhome-style residence in the highly sought-after Villages Golf & Country Club, Silicon Valleys premier gated 55+ community. With no units above or below, the home offers an exceptional combination of privacy, comfort & low-maintenance living. Fresh interior paint, new carpet, LVP flooring, and a new water heater create a move-in-ready environment. A skylight and beamed ceiling enhance the dining area, adding warmth and character to the open living spaces. The kitchen offers abundant cabinetry & generous counter space. The spacious bedroom features a walk-in closet, while the bath includes an oversized vanity & dedicated dressing area. Step outside to a large private patio, ideal for morning coffee, outdoor dining, or simply enjoying the surroundings. Residents enjoy an unmatched lifestyle with 24-hour security, golf courses, swimming pools, tennis & pickleball courts, fitness center, community gardens, and an on-site restaurant. A wide variety of clubs, activities & social events create a vibrant and welcoming community. Conveniently located near shopping, dining, and everyday amenities, this is an exceptional opportunity to enjoy resort-style living in one of Silicon Valley's most established active-adult communities.

Key facts

• Gated community
• Oversized vanity
• Private back patio

Tags

• GATED COMMUNITY
• PRIVATE BACK PATIO
• ABUNDANT CABINETRY
• OVERSIZED VANITY
• 24 HOUR SECURITY
• MULTIPLE POOLS

Property features AI

Finance

• Other: Located in a large complex (over 2,300 units total); Tract: The Villages Golf & Country Club; Zoning: R1-1P
• Financial info: City transfer tax applies
• HOA & community: Has HOA (The Villages Golf & Country Club); HOA fee applies; HOA transfer fee applies; HOA amenities include club house, garden/greenbelt/trails, golf course, gym/exercise facility, organized activities, community pool, recreation room, sauna/spa/hot tub, outdoor game court, tennis facility, concierge, community security gate; HOA fees cover cable/dish, common area electricity, common area gas, garbage, common area insurance, landscaping/gardening, common area maintenance, pools/spa/tennis, recreation facility, roof, security service, and water

Exterior

• Parking: 1 carport; Covered parking; Guest/visitor parking; Parking restrictions
• Security: Security gate with guard; Community security gate (HOA amenity)
• Utilities: Public water; Sewer connected; Public utilities
• Home design: Single-story; Common interest development; Senior community (55+); Security gate with guard; Facing: not specified
• Construction: Concrete slab foundation; Roof: other (see remarks); Year built: not specified; Property type: not specified
• Exterior features: Backyard; Balcony/Patio; Community pool

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: 1 bedroom (ground floor)
• Flooring: Carpet; Other (see remarks)
• Bathrooms: 1 full bath with shower over tub
• Heating & cooling: Central forced air heating; Central forced air cooling
• Interior features: Walk-in closet; Skylight(s); Storage
• Laundry & utility: Community laundry facility

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-987 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (47.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (6.8% below list).
• Recommended offer: $191k (47.8% below list) — sets the bar for cash-flow.
• Cap rate 3.0% 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.
• Evergreen Elementary (urban): math 61% / reading 66% proficiency, ranked #132 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chaboya Middle (853 students, 14% FRL); Evergreen Valley High (math 76% / reading 83%, grade A-, #45 of 1,170 statewide, top 4%, 2,767 students, 13% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Evergreen Elementary average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $265k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $190,617 (47.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.59%
• DSCR: 0.48
• GRM: 8.9

CMA / ARV

• ARV (median comp): $492,899
• List price: $365,000
• Delta: -25.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.03×
• Total profit: $-99,158
• Equity at exit: $77,934

10-year hold

• IRR: -18.5%
• Equity multiple: -0.41×
• Total profit: $-144,086
• Equity at exit: $73,452

Cash invested: $102,200 (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 95135

• Home prices YoY: -0.5%
• Active inventory: 80
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$526 /mo · $6,312/yr
• Insurance: −$152
• HOA: −$1,081
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-987

Break-even live

Break-even rent $4,650

Max offer price $190,617

Occupancy floor —

Sensitivity live

Price	-10% $-781	-5% $-884	+0% $-987	+5% $-1,090	+10% $-1,194
Rent	-10% $-1,256	-5% $-1,121	+0% $-987	+5% $-853	+10% $-719
Rate	-1.0pp $-803	-0.5pp $-894	base $-987	+0.5pp $-1,082	+1.0pp $-1,178

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Buena Knoll Ct San Jose, CA	2.0	2.0	1050	$3,400	$3.24	3d	1	1.25mi

HOA detail condo

• Monthly dues: $1,081 · $12,972/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $365,000 Active 11 DOM
2. 2026-06-18
   days on market $365,000 Active 8 DOM
3. 2026-06-17
   days on market $365,000 Active 7 DOM
4. 2026-06-16
   days on market $365,000 Active 6 DOM
5. 2026-06-15
   days on market $365,000 Active 5 DOM
6. 2026-06-13
   days on market $365,000 Active 3 DOM
7. 2026-06-13
   statusdays on marketlisting id $365,000 Active 2 DOM
8. 2026-06-09
   days on market $365,000 Contingent 119 DOM
9. 2026-06-08
   days on market $365,000 Contingent 118 DOM
10. 2026-06-07
    statusdays on market $365,000 Contingent 117 DOM
11. 2026-06-05
    days on market $365,000 Active 114 DOM
12. 2026-06-03
    days on market $365,000 Active 113 DOM
13. 2026-06-02
    days on market $365,000 Active 112 DOM
14. 2026-06-01
    days on market $365,000 Active 111 DOM
15. 2026-05-31
    days on market $365,000 Active 110 DOM
16. 2026-05-14
    price $365,000 1300-char remark
17. 2026-05-14
    price $365,000 1300-char remark
18. 2026-03-19
    price $380,000 1300-char remark
19. 2026-03-19
    price $380,000 1300-char remark
20. 2026-02-25
    price $395,000 1300-char remark
21. 2026-02-25
    price $395,000 1300-char remark
22. 2026-02-10
    listed $422,500 Active 1300-char remark
23. 2026-02-10
    listed $422,500 Active 1300-char remark
24. 2005-01-26
    soldstatus $265,000 241-char remark
25. 2005-01-26
    historical 241-char remark
26. 2005-01-26
    soldstatus $265,000
27. 2004-12-25
    soldstatus $265,000 241-char remark
28. 2004-12-21
    listed $265,000 241-char remark
29. 2004-12-21
    listed $265,000 241-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: $6,312 · $526/mo
• Projected year-2 tax: $6,312 · $526/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$20,446
• − Property taxes: −$6,312
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$12,972
• − Depreciation: −$10,618
• Taxable loss: −$17,900
• Est. tax savings @ 24.0%: +$4,296
• After-tax cash flow: $-7,550/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: Evergreen Elementary
• NCES district ID: 0613140
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $108,078
• Composite: 60.98/100
• National rank: #1615
• State rank: #132 of 1400 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
• City population: 954,479
• Population (ZIP): 20,503

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: Asian 57% White 26% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Italian 1% Lithuanian 1%
• Foreign-born: 44% · China, Vietnam, Canada
• Languages at home: 50% English-only · Chinese 11% Other Asian/Pacific 10% Other Indo-European 10%

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: ▼ -1.59%
• Current HPI: 332.7345
• Rent YoY: —
• Metro: —
• 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

+37.7% since first listed

15 events — show timeline

• 2026-06-10 Listed $365,000 MLSListings
• 2026-06-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-10 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-10 Listed $365,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-05 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-14 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-19 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-25 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-10 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-01-26 Sold (Public Records) $265,000 Public Records
• 2005-01-26 Listing Removed — MLSListings
• 2005-01-26 Sold (MLS) $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-12-25 Sold (MLS) $265,000 MLSListings
• 2004-12-21 Listed $265,000 MLSListings
• 2004-12-21 Listed $265,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.2%/yr

Latest (2025): $6,312 · +1.9% YoY. Source: county tax records.