5450 Monterey Rd #130 · San Jose, CA 95111

$279,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 94 Days on market

Built 1974 $253/sqft · 17% below area Est $337k · 17% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

Key facts

• Built 1974
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 26 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).
• This rent runs 39% 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 $8k 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 94 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $253,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.18% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $337,000
• List price: $279,000
• Delta: -17.21%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Blossom Hl #304	0.64mi	2/2.0	1,120 (+1%)	4mo	$335,000	$299	64
165 Blossom Hill Rd #284	0.50mi	3/2.0 (+1)	1,100 (-0%)	13mo	$390,000	$355	60
5450 Monterey Hwy #134	0.00mi	2/2.0	1,248 (+13%)	23mo	$339,000	$272	59
165 Blossom Hill Rd #97	0.64mi	3/2.0 (+1)	1,100 (-0%)	16mo	$383,000	$348	52
200 Ford Rd #173	0.59mi	3/2.0 (+1)	1,120 (+1%)	17mo	$295,000	$263	51
401 Lily Ann Way #401	0.47mi	3/2.0 (+1)	1,152 (+4%)	21mo	$320,000	$278	48
165 Blossom Hill Rd #121	0.50mi	3/2.0 (+1)	1,134 (+3%)	23mo	$285,000	$251	48
165 Blossom Hill Rd #312	0.64mi	3/2.0 (+1)	1,002 (-9%)	15mo	$350,000	$349	37
200 Ford Rd #95	0.59mi	3/2.0 (+1)	1,248 (+13%)	22mo	$245,000	$196	28

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-8,981
• Equity at exit: $41,600

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $21,746
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,289 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $670

Break-even live

Break-even rent $2,441

Max offer price $279,000

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5332 Monterey Hwy #25 San Jose, CA	1.0	1.0	700	$2,095	$2.99	2d	1	0.30mi
110 Roundtable Dr #3 San Jose, CA	1.0	1.0	750	$1,900	$2.53	2d	1	0.35mi
105 Roundtable Dr Unit 8 San Jose, CA	2.0	1.0	800	$2,295	$2.87	2d	1	0.37mi
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
5568 Lexington Ave San Jose, CA	1.0–2.0	1.0	720	$2,691	$3.74	2d	1	0.53mi
5382 Makati Cir San Jose, CA	1.0	1.0	744	$1,300	$1.75	12d	1	0.67mi
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
5635 Blossom Gardens Cir San Jose, CA	1.0–2.0	1.0–2.0	776	$3,025	$3.90	2d	8	0.88mi
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
229 Blossom Hill Rd San Jose, CA	1.0–2.0	1.0	675	$2,550	$3.77	2d	5	0.93mi
5805 Charlotte Dr San Jose, CA	1.0–3.0	1.0–2.0	1050	$3,966	$3.78	2d	18	0.97mi
5925 Charlotte Dr San Jose, CA	2.0	2.0	1261	$3,900	$3.09	2d	2	1.11mi
5332 Cedar Grove Cir Unit 2 San Jose, CA	2.0	2.0	850	$3,500	$4.12	2d	1	1.11mi
5933 Sunstone Dr San Jose, CA	1.0	1.0	800	$3,095	$3.87	8d	1	1.15mi
150 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1028	$4,028	$3.92	2d	26	1.26mi
5467 Spinnaker Walkway #4 San Jose, CA	2.0	1.0	798	$2,995	$3.75	13d	1	1.26mi
250 Palm Valley Blvd San Jose, CA	1.0–3.0	1.0–2.0	1014	$3,643	$3.59	2d	7	1.28mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	3d	1	1.34mi
6320 Island Pine Way San Jose, CA	2.0	2.5	1293	$4,200	$3.25	2d	1	1.34mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	2d	1	1.38mi
6254 Santa Teresa Blvd San Jose, CA	1.0–2.0	1.0	722	$3,620	$5.01	2d	6	1.42mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,193	$4.09	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 21 events

1. 2026-06-18
   days on market $279,000 Active 94 DOM
2. 2026-06-17
   days on market $279,000 Active 93 DOM
3. 2026-06-16
   days on market $279,000 Active 92 DOM
4. 2026-06-15
   days on market $279,000 Active 91 DOM
5. 2026-06-13
   days on market $279,000 Active 89 DOM
6. 2026-06-13
   days on market $279,000 Active 88 DOM
7. 2026-06-09
   days on market $279,000 Active 85 DOM
8. 2026-06-08
   days on market $279,000 Active 84 DOM
9. 2026-06-07
   days on market $279,000 Active 83 DOM
10. 2026-06-05
    days on market $279,000 Active 80 DOM
11. 2026-06-03
    days on market $279,000 Active 79 DOM
12. 2026-06-02
    days on market $279,000 Active 78 DOM
13. 2026-06-01
    days on market $279,000 Active 77 DOM
14. 2026-05-31
    days on market $279,000 Active 76 DOM
15. 2026-05-08
    status Active 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

16. 2026-05-08
    status Active 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

17. 2026-03-27
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

18. 2026-03-27
    historical Contingent 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

19. 2026-03-16
    historical

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

20. 2026-03-16
    listed $279,000 Active 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

21. 2026-03-16
    listed $279,000 Active 486-char remark

    Show marketing remark (486 chars)

    Looking for comfort, convenience, and value all in one place? This charming mobile home features 2 bedrooms, 2 full bathrooms, and an open living area. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, transportation, and community amenities. A fantastic opportunity for comfortable, affordable living with low space rent of only $1,209. If you are looking for a great deal in a great location, now is the time. Homes at this price don't last long.

ⓘ 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: $39,464
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − Depreciation: −$8,116
• Taxable income: $3,825
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $7,121/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: 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

+0.0% since first listed

7 events — show timeline

• 2026-05-08 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Relisted — MLSListings
• 2026-03-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-27 Contingent — MLSListings
• 2026-03-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-16 Listed $279,000 MLSListings
• 2026-03-16 Listed $279,000 bridgeMLS, Bay East AOR, or Contra Costa AOR