1050 Borregas Ave #92 · Sunnyvale, CA 94089

$318,000

3 bd · 2.0 ba · 1,522 sqft · Manufactured · 227 Days on market

Built 2006 Est $286k · 11% over ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.3/10.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1050 Borregas Ave #92, a spacious and inviting home in the beautifully maintained Cape Cod Village, a 55+ senior community in the heart of Silicon Valley. This peaceful setting offers mature landscaping and a welcoming neighborhood feel. Inside, you'll find a generous floor plan designed for comfort and convenience. The large living room is perfect for relaxing or enjoying time with friends and family. The bright kitchen features a central island, abundant counter space, and plenty of cabinets for easy organization. A dedicated laundry room with newer appliances adds everyday ease. With three bedrooms and two bathrooms, there is room for family visits, hobbies, or a home office. The primary suite includes a walk-in closet and private bath, offering a true retreat. Central heating, AC, and ceiling fans provide year-round comfort. Located near major highways, hospitals, shopping, and dining, this home combines the best of community living with easy access to everything you need.

Key facts

• Central island
• Walk-in closet
• Private bath

Tags

• MATURE LANDSCAPING
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• PRIVATE BATH
• CENTRAL ISLAND
• ABUNDANT COUNTER SPACE

Property features AI

Finance

• Financial info: Space rent applies
• HOA & community: Community pool; Clubhouse; Barbecue area; Recreation room; Common utility room

Exterior

• Parking: Carport (2 spaces minimum); Tandem parking; Guest/visitor parking (space #92)
• Utilities: Public sewer; Individual water meter; Individual electric meter; Individual gas meter; Public utilities
• Home design: Single-story unit
• Construction: Composition/shingle roof
• Exterior features: Composition/shingle roof; Pets allowed; Senior community (one resident 55+); Leased land

Interior

• Kitchen: Gas cooktop; Gas oven/range; Microwave; Dishwasher; Island; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl/linoleum flooring
• Bathrooms: 2 full bathrooms with double sinks and stall shower
• Heating & cooling: Central forced air heating; Central forced air cooling; Ceiling fan
• Interior features: Separate family room; Formal dining room; Walk-in closet; Laundry room; Storage
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $318k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $318k).
• Recommended offer: $280k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Fremont Union High (urban): math 87% / reading 91% proficiency, ranked #6 of 517 in CA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.6%/yr); 69 active listings in the ZIP; 9 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 $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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $89k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $269k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.46%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $286,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Morse Ave #74	0.25mi	3/2.0	1,540 (+1%)	4mo	$340,000	$221	83
1050 Borregas Ave #69	0.10mi	3/2.0	1,590 (+4%)	6mo	$293,000	$184	83
1050 Borregas Ave #104	0.10mi	2/2.0 (-1)	1,560 (+2%)	9mo	$269,000	$172	79
1050 Borregas Ave #111	0.10mi	2/2.0 (-1)	1,425 (-6%)	9mo	$320,000	$225	72
1111 Morse Ave #29	0.23mi	2/2.0 (-1)	1,440 (-5%)	6mo	$230,000	$160	70
1111 Morse Ave Spc 17	0.25mi	2/2.0 (-1)	1,440 (-5%)	6mo	$240,000	$167	69
1111 Morse Ave #202	0.23mi	3/2.0	1,647 (+8%)	8mo	$350,000	$213	69
1111 Morse Ave #36	0.23mi	2/2.0 (-1)	1,438 (-6%)	7mo	$199,999	$139	69
600 E Weddell Dr #126	0.54mi	3/2.0	1,500 (-1%)	8mo	$349,000	$233	66
1111 Morse Ave #45	0.25mi	3/1.0	1,680 (+10%)	3mo	$315,000	$188	65
1111 Morse Ave #209	0.25mi	2/2.0 (-1)	1,725 (+13%)	8mo	$287,000	$166	55
600 E Weddell #59	0.51mi	3/2.0	1,344 (-12%)	8mo	$345,000	$257	50

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: 19.8%
• Equity multiple: 1.80×
• Total profit: $71,568
• Equity at exit: $47,415

10-year hold

• IRR: 27.9%
• Equity multiple: 3.42×
• Total profit: $215,465
• Equity at exit: $27,495

Cash invested: $89,040 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,869 high
• Mortgage (P&I): −$1,668
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $1,963

Break-even live

Break-even rent $2,384

Max offer price $318,000

Occupancy floor 55%

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	2d	14	0.18mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	2d	8	0.45mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	2d	1	0.46mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	2d	1	0.51mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.57mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	2d	9	0.63mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	2d	4	0.67mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	2d	7	1.38mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	2d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $318,000 Active 227 DOM
2. 2026-06-17
   days on market $318,000 Active 226 DOM
3. 2026-06-16
   days on market $318,000 Active 225 DOM
4. 2026-06-15
   days on market $318,000 Active 224 DOM
5. 2026-06-13
   days on market $318,000 Active 222 DOM
6. 2026-06-09
   days on market $318,000 Active 218 DOM
7. 2026-06-08
   days on market $318,000 Active 217 DOM
8. 2026-06-07
   days on market $318,000 Active 216 DOM
9. 2026-06-05
   days on market $318,000 Active 213 DOM
10. 2026-06-03
    days on market $318,000 Active 212 DOM
11. 2026-06-02
    days on market $318,000 Active 211 DOM
12. 2026-06-01
    days on market $318,000 Active 210 DOM
13. 2026-05-31
    days on market $318,000 Active 209 DOM
14. 2025-11-03
    listed $318,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to 1050 Borregas Ave #92, a spacious and inviting home in the beautifully maintained Cape Cod Village, a 55+ senior community in the heart of Silicon Valley. This peaceful setting offers mature landscaping and a welcoming neighborhood feel. Inside, you'll find a generous floor plan designed for comfort and convenience. The large living room is perfect for relaxing or enjoying time with friends and family. The bright kitchen features a central island, abundant counter space, and plenty of cabinets for easy organization. A dedicated laundry room with newer appliances adds everyday ease. With three bedrooms and two bathrooms, there is room for family visits, hobbies, or a home office. The primary suite includes a walk-in closet and private bath, offering a true retreat. Central heating, AC, and ceiling fans provide year-round comfort. Located near major highways, hospitals, shopping, and dining, this home combines the best of community living with easy access to everything you need.

15. 2025-11-03
    listed $318,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to 1050 Borregas Ave #92, a spacious and inviting home in the beautifully maintained Cape Cod Village, a 55+ senior community in the heart of Silicon Valley. This peaceful setting offers mature landscaping and a welcoming neighborhood feel. Inside, you'll find a generous floor plan designed for comfort and convenience. The large living room is perfect for relaxing or enjoying time with friends and family. The bright kitchen features a central island, abundant counter space, and plenty of cabinets for easy organization. A dedicated laundry room with newer appliances adds everyday ease. With three bedrooms and two bathrooms, there is room for family visits, hobbies, or a home office. The primary suite includes a walk-in closet and private bath, offering a true retreat. Central heating, AC, and ceiling fans provide year-round comfort. Located near major highways, hospitals, shopping, and dining, this home combines the best of community living with easy access to everything you need.

16. 2021-08-12
    soldstatus $269,000 Sold 977-char remark

    Show marketing remark (977 chars)

    Spacious 3 bedroom, 2 bath home is situated in the quiet, desirable senior community of Cape Cod. Lush landscaping and a charming front porch welcome you home with alluring curb appeal. This home features a beautiful stone side porch, large living room, separate dining area, wood laminate floors, ceiling fans, crown molding, and indoor laundry. Enjoy cooking in the kitchen with plenty of counter space, center island, deep wood cabinets, black appliances, and a breakfast nook. All bedrooms are a spacious and comfortable size with ceiling fans, large windows, and plenty of closet space. The master suite has a walk-in closet and private bathroom with double sinks and step-in shower with grab bars. This home is conveniently located near Mt. View and Santa Clara, close to Highway 101 and 237/85. It is minutes from many high tech companies, Levi's Stadium, and an easy access to VTA and light rails. The peaceful and ideal location of this wonderful home is a hidden gem!

17. 2021-06-30
    historical Contingent 977-char remark

    Show marketing remark (977 chars)

    Spacious 3 bedroom, 2 bath home is situated in the quiet, desirable senior community of Cape Cod. Lush landscaping and a charming front porch welcome you home with alluring curb appeal. This home features a beautiful stone side porch, large living room, separate dining area, wood laminate floors, ceiling fans, crown molding, and indoor laundry. Enjoy cooking in the kitchen with plenty of counter space, center island, deep wood cabinets, black appliances, and a breakfast nook. All bedrooms are a spacious and comfortable size with ceiling fans, large windows, and plenty of closet space. The master suite has a walk-in closet and private bathroom with double sinks and step-in shower with grab bars. This home is conveniently located near Mt. View and Santa Clara, close to Highway 101 and 237/85. It is minutes from many high tech companies, Levi's Stadium, and an easy access to VTA and light rails. The peaceful and ideal location of this wonderful home is a hidden gem!

18. 2021-02-02
    status Active 977-char remark

    Show marketing remark (977 chars)

    Spacious 3 bedroom, 2 bath home is situated in the quiet, desirable senior community of Cape Cod. Lush landscaping and a charming front porch welcome you home with alluring curb appeal. This home features a beautiful stone side porch, large living room, separate dining area, wood laminate floors, ceiling fans, crown molding, and indoor laundry. Enjoy cooking in the kitchen with plenty of counter space, center island, deep wood cabinets, black appliances, and a breakfast nook. All bedrooms are a spacious and comfortable size with ceiling fans, large windows, and plenty of closet space. The master suite has a walk-in closet and private bathroom with double sinks and step-in shower with grab bars. This home is conveniently located near Mt. View and Santa Clara, close to Highway 101 and 237/85. It is minutes from many high tech companies, Levi's Stadium, and an easy access to VTA and light rails. The peaceful and ideal location of this wonderful home is a hidden gem!

19. 2021-02-02
    status Pending (Do Not Show) 977-char remark

    Show marketing remark (977 chars)

    Spacious 3 bedroom, 2 bath home is situated in the quiet, desirable senior community of Cape Cod. Lush landscaping and a charming front porch welcome you home with alluring curb appeal. This home features a beautiful stone side porch, large living room, separate dining area, wood laminate floors, ceiling fans, crown molding, and indoor laundry. Enjoy cooking in the kitchen with plenty of counter space, center island, deep wood cabinets, black appliances, and a breakfast nook. All bedrooms are a spacious and comfortable size with ceiling fans, large windows, and plenty of closet space. The master suite has a walk-in closet and private bathroom with double sinks and step-in shower with grab bars. This home is conveniently located near Mt. View and Santa Clara, close to Highway 101 and 237/85. It is minutes from many high tech companies, Levi's Stadium, and an easy access to VTA and light rails. The peaceful and ideal location of this wonderful home is a hidden gem!

20. 2021-01-06
    listed $279,000 Active 977-char remark

    Show marketing remark (977 chars)

    Spacious 3 bedroom, 2 bath home is situated in the quiet, desirable senior community of Cape Cod. Lush landscaping and a charming front porch welcome you home with alluring curb appeal. This home features a beautiful stone side porch, large living room, separate dining area, wood laminate floors, ceiling fans, crown molding, and indoor laundry. Enjoy cooking in the kitchen with plenty of counter space, center island, deep wood cabinets, black appliances, and a breakfast nook. All bedrooms are a spacious and comfortable size with ceiling fans, large windows, and plenty of closet space. The master suite has a walk-in closet and private bathroom with double sinks and step-in shower with grab bars. This home is conveniently located near Mt. View and Santa Clara, close to Highway 101 and 237/85. It is minutes from many high tech companies, Levi's Stadium, and an easy access to VTA and light rails. The peaceful and ideal location of this wonderful home is a hidden gem!

21. 2015-11-03
    soldstatus $275,000 Sold
22. 2015-10-22
    historical Contingent
23. 2015-10-05
    price $275,000
24. 2015-09-09
    price $299,000
25. 2015-08-27
    listed $329,000 Active

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $2,417 · $201/mo
• Expected delta: +$1,415/yr (+$118/mo · 141.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°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: $58,429
• − Mortgage interest: −$17,813
• − Property taxes: −$1,002
• − Insurance: −$1,590
• − Repairs & maintenance: −$4,674
• − Management: −$4,674
• − Depreciation: −$9,251
• Taxable income: $19,425
• Est. tax owed @ 24.0%: −$4,662
• After-tax cash flow: $18,894/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: Fremont Union High
• NCES district ID: 0614430
• Math proficiency: 87% ▲ 9.00%
• Reading proficiency: 91% ▲ 10.00%
• Median HH income: $128,947
• Composite: 82.66/100
• National rank: #20
• State rank: #6 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

-3.3% since first listed

12 events — show timeline

• 2025-11-03 Listed $318,000 MLSListings
• 2025-11-03 Listed $318,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-08-12 Sold (MLS) $269,000 MLSListings
• 2021-06-30 Contingent — MLSListings
• 2021-02-02 Relisted — MLSListings
• 2021-02-02 Pending — MLSListings
• 2021-01-06 Listed $279,000 MLSListings
• 2015-11-03 Sold (MLS) $275,000 MLSListings
• 2015-10-22 Contingent — MLSListings
• 2015-10-05 Price Changed $275,000 MLSListings
• 2015-09-09 Price Changed $299,000 MLSListings
• 2015-08-27 Listed $329,000 MLSListings

Property tax history

-10.3%/yr

Latest (2011): $1,002 · -12.8% YoY. Source: county tax records.