5450 Monterey Rd #157 · San Jose, CA 95111

$329,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 133 Days on market

Manufactured home Built 1974 Average condition $229/sqft · 12% below area Est $376k · 12% 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 +15.3/30.0
• ARV discount +13.0/15.0
• Schools +5.5/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.4

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 $330k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $304k (7.9% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Edenvale Elementary (367 students, 55% FRL); Davis (Caroline) Intermediate (522 students, 48% FRL); Evergreen Valley High (math 76% / reading 83%, grade A-, #45 of 1,170 statewide, top 4%, 2,767 students, 13% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 80% at this address vs 50% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Oak Grove Elementary average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.0%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent runs 36% of the median local income ($101k/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 $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 133 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 37% 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 $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $375,600
• List price: $329,900
• Delta: -12.17%
• Verdict: UNDERPRICED
• 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 Hwy #117	0.01mi	3/2.0	1,440 (0%)	1mo	$300,000	$208	99
5450 Monterey Rd #131	0.01mi	3/2.0	1,440 (0%)	1mo	$349,000	$242	98
5450 Monterey Rd #15	0.02mi	3/2.0	1,469 (+2%)	4mo	$375,000	$255	93
5450 Monterey Unit 54A	0.01mi	3/2.0	1,410 (-2%)	6mo	$355,000	$252	91
5450 Monterey Rd #87	0.06mi	2/2.0 (-1)	1,440 (0%)	7mo	$225,000	$156	86
5450 Monterey Rd #143	0.18mi	3/2.0	1,536 (+7%)	4mo	$270,000	$176	78
165 Blossom Hill Rd #12	0.66mi	3/2.0	1,440 (0%)	0mo	$412,500	$286	69
165 Blossom Hill Rd #145	0.60mi	3/2.0	1,500 (+4%)	3mo	$445,000	$297	63
165 Blossom Hill Rd #66	0.51mi	2/2.0 (-1)	1,344 (-7%)	0mo	$395,000	$294	60
200 Ford Rd #227	0.59mi	3/2.0	1,344 (-7%)	4mo	$339,000	$252	58
165 Blossom Hill Rd #20	0.64mi	3/2.0	1,344 (-7%)	1mo	$385,000	$286	58
200 Ford Rd #160	0.59mi	3/2.0	1,344 (-7%)	8mo	$345,000	$257	55

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-51,726
• Equity at exit: $49,189

10-year hold

• IRR: -11.7%
• Equity multiple: 0.37×
• Total profit: $-58,598
• Equity at exit: $28,524

Cash invested: $92,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 13 under contract
• Months of supply: 2.3 mo (43%/mo absorbed)
• Median asking: $399,000 ($253/sqft)
• Median days on market: 75 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +3.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95111

• Rents YoY: 1.0%
• Active inventory: 76
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,039 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $121

Break-even live

Break-even rent $2,886

Max offer price $329,900

Occupancy floor 91%

Sensitivity live

Price	-10% $349	-5% $235	+0% $121	+5% $7	+10% $-107
Rent	-10% $-119	-5% $1	+0% $121	+5% $241	+10% $361
Rate	-1.0pp $287	-0.5pp $205	base $121	+0.5pp $35	+1.0pp $-52

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: $82,475
• Closing costs: $9,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Bendorf Dr Unit 9 San Jose, CA	2.0	1.5	1100	$2,800	$2.55	30d	1	0.07mi
5322 Carryback Ave San Jose, CA	4.0	2.5	1742	$4,800	$2.76	9d	1	0.29mi
130 Roundtable Dr San Jose, CA	1.0–3.0	1.0	810	$3,299	$4.07	11d	1	0.29mi
5491 Demerest Ln San Jose, CA	3.0	2.5	1335	$4,400	$3.30	31d	1	0.41mi
5560 Lexington Ave San Jose, CA	2.0	1.0–2.0	846	$3,870	$4.57	9d	17	0.46mi
229 Seabiscuit Dr San Jose, CA	3.0	2.0	1263	$4,080	$3.23	37d	1	0.54mi
5157 Snow Dr San Jose, CA	3.0	2.0	1106	$3,700	$3.35	24d	1	0.61mi
5236 Snow Dr Unit A San Jose, CA	2.0	1.5	1000	$3,295	$3.29	9d	1	0.62mi
421 Gwinn Ct San Jose, CA	3.0	2.0	1370	$4,095	$2.99	9d	1	0.64mi
5700 Village Oaks Dr San Jose, CA	1.0–3.0	1.0–2.0	980	$5,307	$5.41	9d	9	0.81mi
5590 Makati Cir San Jose, CA	2.0	2.0	1233	$3,395	$2.75	51d	1	0.82mi
5683 Beswick Dr San Jose, CA	2.0	1.0	1100	$3,200	$2.91	52d	1	0.83mi
5480 Lean Ave San Jose, CA	1.0–3.0	1.0–1.5	967	$4,344	$4.49	9d	7	0.92mi
56 Cherry Crest Ln San Jose, CA	2.0	2.0	986	$3,200	$3.25	20d	1	0.92mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1056	$4,757	$4.50	9d	25	0.97mi
161 Noyo Dr San Jose, CA	3.0	2.0	1280	$4,500	$3.52	9d	1	1.00mi
5977 Larkstone Loop San Jose, CA	3.0	3.5	1712	$4,850	$2.83	9d	1	1.03mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,925	$3.11	41d	2	1.11mi
5925 Charlotte Dr #208 San Jose, CA	2.0	2.0	1261	$3,700	$2.93	28d	1	1.12mi
5959 Charlotte Dr San Jose, CA	3.0	4.0	1700	$4,000	$2.35	52d	1	1.15mi
191 Teak Grove Ct San Jose, CA	2.0	1.5	950	$3,250	$3.42	29d	1	1.18mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1208	$4,999	$4.14	9d	27	1.24mi
5659 Lathrop Dr San Jose, CA	3.0	2.0	1543	$4,300	$2.79	22d	1	1.25mi
4755 Snow Dr San Jose, CA	3.0	2.0	1500	$3,550	$2.37	40d	1	1.26mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	41d	1	1.26mi
5473 Spinnaker Dr #2 San Jose, CA	2.0	1.0	903	$2,595	$2.87	22d	1	1.26mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$4,309	$4.25	9d	18	1.28mi
212 Coy Dr San Jose, CA	2.0	1.0	903	$2,950	$3.27	13d	1	1.29mi
212 Coy Dr #3 San Jose, CA	2.0	1.0	903	$2,950	$3.27	13d	1	1.29mi
390 Oleander Dr San Jose, CA	3.0	2.5	1378	$3,895	$2.83	9d	1	1.32mi
6280 Ceanothus Ln San Jose, CA	3.0	3.0	1400	$4,250	$3.04	9d	1	1.33mi
350 La Strada Dr San Jose, CA	1.0–3.0	1.0–2.5	1119	$5,359	$4.79	9d	18	1.33mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$3,650	$2.82	37d	1	1.34mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	52d	1	1.34mi
348 Ribbonwood Ave San Jose, CA	2.0	2.0	981	$3,395	$3.46	9d	1	1.35mi
5607 Goldfield Dr San Jose, CA	4.0	2.0	1525	$5,000	$3.28	9d	1	1.35mi
260 Tradewinds Ct #3 San Jose, CA	2.0	1.0	903	$2,645	$2.93	15d	1	1.36mi
6818 Chroma Ct San Jose, CA	3.0	3.0	1563	$4,295	$2.75	59d	1	1.37mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	9d	1	1.38mi
6254 Santa Teresa Blvd San Jose, CA	1.0–3.0	1.0–1.5	855	$4,064	$4.75	9d	7	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $329,900 Active 133 DOM
2. 2026-08-07
   days on market $329,900 Active 132 DOM
3. 2026-08-06
   days on market $329,900 Active 131 DOM
4. 2026-08-05
   days on market $329,900 Active 130 DOM
5. 2026-08-04
   days on market $329,900 Active 129 DOM
6. 2026-08-03
   days on market $329,900 Active 128 DOM
7. 2026-07-31
   days on market $329,900 Active 125 DOM
8. 2026-07-30
   days on market $329,900 Active 124 DOM
9. 2026-07-30
   days on market $329,900 Active 123 DOM
10. 2026-07-28
    days on market $329,900 Active 122 DOM
11. 2026-07-26
    days on market $329,900 Active 120 DOM
12. 2026-07-24
    days on market $329,900 Active 118 DOM
13. 2026-07-23
    days on market $329,900 Active 117 DOM
14. 2026-07-22
    days on market $329,900 Active 116 DOM
15. 2026-07-21
    pricedays on market $329,900 Active 115 DOM
16. 2026-07-20
    days on market $349,000 Active 114 DOM
17. 2026-07-18
    days on market $349,000 Active 112 DOM
18. 2026-07-18
    days on market $349,000 Active 111 DOM
19. 2026-07-16
    days on market $349,000 Active 110 DOM
20. 2026-07-15
    days on market $349,000 Active 109 DOM
21. 2026-07-14
    days on market $349,000 Active 108 DOM
22. 2026-07-13
    days on market $349,000 Active 107 DOM
23. 2026-07-13
    days on market $349,000 Active 106 DOM
24. 2026-07-11
    days on market $349,000 Active 105 DOM
25. 2026-07-10
    days on market $349,000 Active 104 DOM
26. 2026-07-09
    days on market $349,000 Active 103 DOM
27. 2026-07-07
    days on market $349,000 Active 101 DOM
28. 2026-07-06
    days on market $349,000 Active 100 DOM
29. 2026-07-05
    days on market $349,000 Active 99 DOM
30. 2026-07-03
    days on market $349,000 Active 97 DOM
31. 2026-07-02
    days on market $349,000 Active 96 DOM
32. 2026-07-01
    days on market $349,000 Active 95 DOM
33. 2026-06-30
    days on market $349,000 Active 94 DOM
34. 2026-06-29
    days on market $349,000 Active 93 DOM
35. 2026-06-28
    days on market $349,000 Active 92 DOM
36. 2026-06-27
    days on market $349,000 Active 91 DOM
37. 2026-06-26
    days on market $349,000 Active 90 DOM
38. 2026-06-25
    days on market $349,000 Active 88 DOM
39. 2026-06-22
    days on market $349,000 Active 86 DOM
40. 2026-06-21
    days on market $349,000 Active 85 DOM
41. 2026-06-18
    days on market $349,000 Active 82 DOM
42. 2026-06-17
    days on market $349,000 Active 81 DOM
43. 2026-06-16
    days on market $349,000 Active 80 DOM
44. 2026-06-15
    days on market $349,000 Active 79 DOM
45. 2026-06-13
    days on market $349,000 Active 77 DOM
46. 2026-06-13
    days on market $349,000 Active 76 DOM
47. 2026-06-09
    days on market $349,000 Active 73 DOM
48. 2026-06-08
    days on market $349,000 Active 72 DOM
49. 2026-06-07
    days on market $349,000 Active 71 DOM
50. 2026-06-05
    days on market $349,000 Active 68 DOM

ⓘ 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: $36,463
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,917
• − Management: −$2,917
• − Depreciation: −$9,597
• Taxable loss: −$4,046
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $2,418/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 Est. rehab $7,200–$21,600 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Edenvale Elementary Middle Davis (Caroline) Intermediate High Oak Grove High C- CA #256/1,170 Nat'l #4,461/17,239

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

B Composite livability gradescore 78/100

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 · 2,179,074 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: 22% of renters

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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%

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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%

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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

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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