5450 Monterey Rd #157 · San Jose, CA 95111

$349,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 82 Days on market

Built 1974 Average condition $242/sqft · 8% below area Est $380k · 8% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +11.1/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

Key facts

• Spacious backyard
• Ample cabinetry
• Formal dining area

Tags

• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• FORMAL DINING AREA
• LARGE PATIO DECK
• SPACIOUS BACKYARD
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $349k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $328k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $4,153/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $10k 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 82 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $240k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1974 — 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. 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?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $379,616
• List price: $349,000
• Delta: -8.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5450 Monterey Rd #15	0.02mi	3/2.0	1,469 (+2%)	2mo	$375,000	$255	94
5450 Monterey Unit 54A	0.01mi	3/2.0	1,410 (-2%)	4mo	$355,000	$252	92
5450 Monterey Rd #87	0.06mi	2/2.0 (-1)	1,440 (0%)	6mo	$225,000	$156	87
5450 Monterey Rd #145	0.01mi	2/2.0 (-1)	1,464 (+2%)	7mo	$215,000	$147	86
5450 Monterey Rd #143	0.18mi	3/2.0	1,536 (+7%)	2mo	$270,000	$176	79
165 Blossom Hill Rd #145	0.60mi	3/2.0	1,500 (+4%)	1mo	$445,000	$297	64
200 Ford Rd #227	0.59mi	3/2.0	1,344 (-7%)	2mo	$339,000	$252	60
165 Blossom Hill Rd #113	0.64mi	3/2.0	1,500 (+4%)	7mo	$415,000	$277	57
200 Ford Rd #160	0.59mi	3/2.0	1,344 (-7%)	6mo	$345,000	$257	56
200 Ford Rd #200	0.59mi	3/2.0	1,368 (-5%)	10mo	$390,000	$285	56
200 Ford Rd #168	0.59mi	3/2.0	1,568 (+9%)	6mo	$412,000	$263	52
200 Ford Rd #180	0.59mi	4/2.0 (+1)	1,531 (+6%)	7mo	$410,000	$268	51

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-9,347
• Equity at exit: $52,037

10-year hold

• IRR: 4.8%
• Equity multiple: 1.32×
• Total profit: $31,071
• Equity at exit: $30,175

Cash invested: $97,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,153 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $869

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 74%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5491 Demerest Ln San Jose, CA	3.0	2.5	1335	$4,800	$3.60	2d	1	0.41mi
5560 Lexington Ave San Jose, CA	2.0	1.0–2.0	846	$3,530	$4.17	2d	14	0.46mi
5590 Makati Cir San Jose, CA	2.0	2.0	1233	$3,395	$2.75	2d	1	0.82mi
5683 Beswick Dr San Jose, CA	2.0	1.0	1100	$3,200	$2.91	3d	1	0.83mi
5480 Lean Ave San Jose, CA	2.0	1.0	880	$2,910	$3.31	2d	3	0.92mi
56 Cherry Crest Ln San Jose, CA	2.0	2.0	986	$3,200	$3.25	2d	1	0.92mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1050	$4,965	$4.73	2d	18	0.97mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,900	$3.09	2d	2	1.11mi
5959 Charlotte Dr San Jose, CA	3.0	4.0	1700	$4,000	$2.35	3d	1	1.15mi
5659 Lathrop Dr San Jose, CA	3.0	2.0	1543	$4,300	$2.79	2d	1	1.25mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1028	$5,169	$5.03	2d	26	1.26mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	2d	1	1.26mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$4,357	$4.30	2d	7	1.28mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	2d	1	1.34mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	3d	1	1.34mi
6818 Chroma Ct San Jose, CA	3.0	3.0	1563	$4,295	$2.75	10d	1	1.37mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	2d	1	1.38mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,953	$4.83	2d	4	1.43mi
282 Tradewinds Dr San Jose, CA	2.0	1.0	959	$3,100	$3.23	2d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $349,000 Active 82 DOM
2. 2026-06-17
   days on market $349,000 Active 81 DOM
3. 2026-06-16
   days on market $349,000 Active 80 DOM
4. 2026-06-15
   days on market $349,000 Active 79 DOM
5. 2026-06-13
   days on market $349,000 Active 77 DOM
6. 2026-06-13
   days on market $349,000 Active 76 DOM
7. 2026-06-09
   days on market $349,000 Active 73 DOM
8. 2026-06-08
   days on market $349,000 Active 72 DOM
9. 2026-06-07
   days on market $349,000 Active 71 DOM
10. 2026-06-05
    days on market $349,000 Active 68 DOM
11. 2026-06-03
    days on market $349,000 Active 67 DOM
12. 2026-06-02
    days on market $349,000 Active 66 DOM
13. 2026-06-01
    days on market $349,000 Active 65 DOM
14. 2026-05-31
    days on market $349,000 Active 64 DOM
15. 2026-05-06
    status Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

16. 2026-05-06
    status Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

17. 2026-05-04
    historical 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

18. 2026-05-04
    historical 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

19. 2026-03-26
    listed $349,000 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

20. 2026-03-26
    listed $349,000 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to your new home in Casa Alondra mobile home park! 3-bed, 2-bath home in a quiet community with laminate flooring throughout. Features include a kitchen with granite countertops and ample cabinetry, a formal dining area with a built-in hutch and bar, central AC and heating, and in-home laundry with washer and dryer. Enjoy a large patio deck and spacious backyard with fruit trees and no rear neighbors for added privacy. Conveniently located near shopping and major freeways. Community amenities include a clubhouse, pool, hot tub, sauna, gym, and billiards room.

21. 2025-06-16
    historical
22. 2025-05-28
    listed Active
23. 2021-10-20
    soldstatus $240,000 Sold
24. 2021-09-25
    status Pending (Do Not Show)
25. 2021-08-31
    status Contingent
26. 2021-08-30
    historical
27. 2021-08-24
    listed $229,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,833
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,987
• − Management: −$3,987
• − Depreciation: −$10,153
• Taxable income: $5,178
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $9,183/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This mobile home has average condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen backsplash — Visible wear
• Minor Bathroom vanity — Visible wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen backsplash — New backsplash improves kitchen aesthetics
• Both Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · Visible wear	Minor	$500–3,000
Bathroom vanity · Visible wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen backsplash — New backsplash improves kitchen aesthetics ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 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
• 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

+52.4% since first listed

13 events — show timeline

• 2026-05-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-06 Relisted — MLSListings
• 2026-05-04 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-04 Listing Removed — MLSListings
• 2026-03-26 Listed $349,000 MLSListings
• 2026-03-26 Listed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-10-20 Sold (MLS) $240,000 MLSListings
• 2021-09-25 Pending — MLSListings
• 2021-08-31 Relisted — MLSListings
• 2021-08-30 Listing Removed — MLSListings
• 2021-08-24 Listed $229,000 MLSListings