1225 Vienna Dr #731 · Sunnyvale, CA 94089

$356,666

3 bd · 3.0 ba · 1,624 sqft · Manufactured · 98 Days on market

Built 2022 Good condition $220/sqft · 22% above area Est $293k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Your Dream Home in Plaza Del Rey! Built in 2022, this stunning corner-lot home offers 3 bedrooms, 3 bathrooms, and approximately 1,624 sq ft of thoughtfully designed living space in one of the most sought-after communities in the area. Step inside to a bright and inviting living room adorned with sleek laminate flooring and a ceiling fan perfect for relaxing or entertaining. The chef-inspired kitchen is fully equipped with a refrigerator, stove, microwave, ample cabinetry, a center island, and stylish overhead lighting everything you need to cook, gather, and create memories. Retreat to any of the three spacious bedrooms, each featuring plush carpet and ceiling fans with lighting for year-round comfort. The well-appointed bathrooms include a double-sink vanity, a soaking tub, and a separate shower your own private spa experience. Outside, enjoy the added privacy and curb appeal of a corner lot a rare find in this community!

Key facts

• Soaking tub
• Separate shower
• Corner lot

Tags

• CORNER LOT
• CHEF INSPIRED KITCHEN
• DOUBLE SINK VANITY
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $357k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $357k).
• Recommended offer: $325k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 $2k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $100k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $324,566 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $293,051
• List price: $356,666
• Delta: 21.71%
• 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
1225 Vienna Dr #114	0.05mi	3/2.0	1,600 (-2%)	2mo	$380,000	$238	90
1225 Vienna Dr #44	0.11mi	3/2.0	1,658 (+2%)	1mo	$349,000	$210	87
1225 Vienna Dr #336	0.18mi	3/3.0	1,755 (+8%)	0mo	$428,000	$244	78
1225 Vienna Dr #141	0.11mi	3/2.0	1,738 (+7%)	2mo	$380,000	$219	78
1225 Vienna Dr #604	0.05mi	4/2.0 (+1)	1,740 (+7%)	1mo	$320,000	$184	76
1085 Tasman Dr #620	0.24mi	3/2.0	1,725 (+6%)	1mo	$399,000	$231	73
1225 Vienna Dr #925	0.11mi	2/2.0 (-1)	1,490 (-8%)	1mo	$305,000	$205	71
1085 Tasman Dr #496	0.24mi	3/2.0	1,780 (+10%)	2mo	$405,000	$228	67
1225 Vienna Dr #370	0.09mi	2/2.0 (-1)	1,440 (-11%)	1mo	$210,000	$146	67
1085 Tasman Dr #225	0.24mi	3/2.0	1,790 (+10%)	1mo	$400,000	$223	66
1085 Tasman Dr #708	0.24mi	3/2.0	1,440 (-11%)	0mo	$313,000	$217	65
690 Persian Dr #61	0.58mi	2/2.0 (-1)	1,464 (-10%)	2mo	$229,500	$157	46

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $3,184
• Equity at exit: $53,180

10-year hold

• IRR: 10.1%
• Equity multiple: 1.77×
• Total profit: $77,163
• Equity at exit: $30,838

Cash invested: $99,866 (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: 6.1×

Monthly cashflow live

• Estimated rent: $4,901 high
• Mortgage (P&I): −$1,870
• Tax est. 1.5%: −$446 /mo · $5,350/yr
• Insurance: −$149
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $981

Break-even live

Break-even rent $3,660

Max offer price $356,666

Occupancy floor 75%

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: $89,166
• Closing costs: $10,700
• 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	0.38mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.55mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.56mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.70mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.75mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.80mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	0.86mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.99mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	0.99mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	1.10mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.14mi

Listing history 19 events

1. 2026-06-18
   days on market $356,666 Active 98 DOM
2. 2026-06-17
   days on market $356,666 Active 97 DOM
3. 2026-06-16
   days on market $356,666 Active 96 DOM
4. 2026-06-15
   days on market $356,666 Active 95 DOM
5. 2026-06-13
   days on market $356,666 Active 93 DOM
6. 2026-06-13
   days on market $356,666 Active 92 DOM
7. 2026-06-09
   days on market $356,666 Active 89 DOM
8. 2026-06-08
   days on market $356,666 Active 88 DOM
9. 2026-06-07
   days on market $356,666 Active 87 DOM
10. 2026-06-05
    days on market $356,666 Active 84 DOM
11. 2026-06-03
    days on market $356,666 Active 83 DOM
12. 2026-06-02
    days on market $356,666 Active 82 DOM
13. 2026-06-01
    days on market $356,666 Active 81 DOM
14. 2026-05-31
    days on market $356,666 Active 80 DOM
15. 2026-03-12
    listed $356,666 Active 952-char remark

    Show marketing remark (952 chars)

    Welcome to Your Dream Home in Plaza Del Rey! Built in 2022, this stunning corner-lot home offers 3 bedrooms, 3 bathrooms, and approximately 1,624 sq ft of thoughtfully designed living space in one of the most sought-after communities in the area. Step inside to a bright and inviting living room adorned with sleek laminate flooring and a ceiling fan perfect for relaxing or entertaining. The chef-inspired kitchen is fully equipped with a refrigerator, stove, microwave, ample cabinetry, a center island, and stylish overhead lighting everything you need to cook, gather, and create memories. Retreat to any of the three spacious bedrooms, each featuring plush carpet and ceiling fans with lighting for year-round comfort. The well-appointed bathrooms include a double-sink vanity, a soaking tub, and a separate shower your own private spa experience. Outside, enjoy the added privacy and curb appeal of a corner lot a rare find in this community!

16. 2026-03-12
    listed $356,666 Active 952-char remark

    Show marketing remark (952 chars)

    Welcome to Your Dream Home in Plaza Del Rey! Built in 2022, this stunning corner-lot home offers 3 bedrooms, 3 bathrooms, and approximately 1,624 sq ft of thoughtfully designed living space in one of the most sought-after communities in the area. Step inside to a bright and inviting living room adorned with sleek laminate flooring and a ceiling fan perfect for relaxing or entertaining. The chef-inspired kitchen is fully equipped with a refrigerator, stove, microwave, ample cabinetry, a center island, and stylish overhead lighting everything you need to cook, gather, and create memories. Retreat to any of the three spacious bedrooms, each featuring plush carpet and ceiling fans with lighting for year-round comfort. The well-appointed bathrooms include a double-sink vanity, a soaking tub, and a separate shower your own private spa experience. Outside, enjoy the added privacy and curb appeal of a corner lot a rare find in this community!

17. 2025-03-11
    soldstatus $327,645 Sold 520-char remark

    Show marketing remark (520 chars)

    Check out this beautiful 2022 home in the Community of Plaza Del Rey. It is approx. 1,624 sqft. with 2 bedrooms and 3 bathrooms. Corner lot home. Living room has laminate flooring and ceiling fan with lights. The Kitchen features a refrigerator, stove, microwave, cabinets, an island and ceiling lights. Bedrooms have carpet and ceiling fan with lights. Bathroom has double sinks, tub and shower. Nearby Levis Stadium or California Great America amusement park. Freeways near 237/101 and shopping centers. Stop By Today!

18. 2025-02-11
    status Pending (Do Not Show) 520-char remark

    Show marketing remark (520 chars)

    Check out this beautiful 2022 home in the Community of Plaza Del Rey. It is approx. 1,624 sqft. with 2 bedrooms and 3 bathrooms. Corner lot home. Living room has laminate flooring and ceiling fan with lights. The Kitchen features a refrigerator, stove, microwave, cabinets, an island and ceiling lights. Bedrooms have carpet and ceiling fan with lights. Bathroom has double sinks, tub and shower. Nearby Levis Stadium or California Great America amusement park. Freeways near 237/101 and shopping centers. Stop By Today!

19. 2024-12-03
    listed $359,000 Active 520-char remark

    Show marketing remark (520 chars)

    Check out this beautiful 2022 home in the Community of Plaza Del Rey. It is approx. 1,624 sqft. with 2 bedrooms and 3 bathrooms. Corner lot home. Living room has laminate flooring and ceiling fan with lights. The Kitchen features a refrigerator, stove, microwave, cabinets, an island and ceiling lights. Bedrooms have carpet and ceiling fan with lights. Bathroom has double sinks, tub and shower. Nearby Levis Stadium or California Great America amusement park. Freeways near 237/101 and shopping centers. Stop By Today!

ⓘ 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: $58,816
• − Mortgage interest: −$19,979
• − Property taxes: −$5,350
• − Insurance: −$6,902
• − Repairs & maintenance: −$4,705
• − Management: −$4,705
• − Depreciation: −$10,376
• Taxable income: $6,799
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $10,137/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2022 manufactured home in Plaza Del Rey is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint and some landscaping to maximize its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes the exterior and interior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the exterior and interior ↑
• Both landscaping — 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: 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

-0.7% since first listed

5 events — show timeline

• 2026-03-12 Listed $356,666 MLSListings
• 2026-03-12 Listed $356,666 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-11 Sold (MLS) $327,645 MLSListings
• 2025-02-11 Pending — MLSListings
• 2024-12-03 Listed $359,000 MLSListings