1050 Borregas Ave #8 · Sunnyvale, CA 94089

$426,000

3 bd · 3.0 ba · 1,766 sqft · Manufactured · 27 Days on market

Built 2019 Fair condition Est $364k · 17% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• Schools +8.3/10.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.0/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Stunning Skyline l 3-bedroom, 3-bathroom home in Cape Cod Village. Inside, youll find a light-filled open-concept layout enhanced by oversized bay windows that bring in an abundance of natural sunlight. The impressive living room is highlighted by a coffered ceiling, elegant gas fireplace, and custom-built shelving and cabinetry, blending warmth with sophistication. The contemporary chefs kitchen serves as the heart of the home, featuring granite countertops, stainless steel appliances, a spacious walk-in pantry, and an oversized island that opens effortlessly into the main living space. The luxurious primary suite offers a tray-style coffered ceiling, an oversized walk-in closet, and a spa-inspired bathroom complete with quartz countertops, a beautifully tiled shower, and a relaxing soaking tub. Additional highlights include stylishly tiled bathrooms with premium finishes, central air conditioning for year-round comfort, a spacious driveway, and a large backyard with a storage shed. Ideally situated near major high-tech employers, premier shopping destinations, and just minutes from Santa Clara, Mountain View, and San Jose, this remarkable property delivers both luxury and convenience within one of the areas most desirable senior communities.

Key facts

• Gas fireplace
• Granite countertops
• Coffered ceiling

Tags

• OPEN-CONCEPT LAYOUT
• OVERSIZED BAY WINDOWS
• COFFERED CEILING
• GAS FIREPLACE
• CUSTOM-BUILT SHELVING
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Park home site on leased land; Incorporated location
• HOA & community: Clubhouse; Community pool; Organized activities; Recreation room; Sauna / spa / hot tub

Exterior

• Parking: Carport parking (2 car minimum); Carport, guest/visitor parking, and tandem parking available; 8 parking spaces on site (space numbers available); Space rent applies
• Utilities: Public water; Public sewer; Public utilities available; Individual electric meters; Individual gas meters
• Home design: Single-story property; Unit will remain on leased land; Senior community with age restriction (55+); allows 1 resident 55+; Parking restrictions in community; Board approval required for residency
• Construction: Composition/Shingle roof
• Exterior features: Composition/shingle roof; Public sewer; Public water

Interior

• Kitchen: Granite countertops; Additional countertop material; Dishwasher; Exhaust fan; Garbage disposal; Microwave; Gas range; Pantry with cabinets; Refrigerator included; Eat-in kitchen; Dining 'L' area
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Laminate; Vinyl/linoleum
• Bathrooms: 3 full bathrooms; Double sinks; Granite countertops in baths; Combination of shower and tub; Split bath layout; Stall shower; Sunken/garden tub; Updated bathrooms
• Heating & cooling: Central forced air heating; Gas heating; Fireplace heating; Central forced air cooling; Ceiling fan(s)
• Interior features: High ceilings; Walk-in closet; Laundry room; Storage
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $426k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $426k).
• Recommended offer: $420k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 5 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 38% 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 $3k of loan paydown is wiped out by about $13k 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 27 days — a 2% lower offer ($420k) is reasonable based on typical stale-listing flexibility.
• 2 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $419,610 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $363,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Borregas Ave #146	0.00mi	3/2.0	1,750 (-1%)	10mo	$360,000	$206	86
1111 Morse Ave #179	0.22mi	3/2.0	1,792 (+2%)	7mo	$375,000	$209	77
1050 Borregas Ave #69	0.00mi	3/2.0	1,590 (-10%)	6mo	$293,000	$184	74
1111 Moorse Ave #40	0.20mi	3/3.0	1,920 (+9%)	3mo	$429,000	$223	74
1111 Morse Ave #45	0.22mi	3/1.0	1,680 (-5%)	3mo	$315,000	$188	72
1111 Morse Ave #209	0.22mi	2/2.0 (-1)	1,725 (-2%)	8mo	$287,000	$166	71
1050 Borregas Ave #168	0.10mi	2/2.0 (-1)	1,728 (-2%)	15mo	$279,000	$161	71
1111 Morse Ave #220	0.26mi	3/2.0	1,830 (+4%)	12mo	$359,000	$196	68
1111 Morse Ave #202	0.26mi	3/2.0	1,647 (-7%)	8mo	$350,000	$213	66
1050 Borregas Ave #104	0.00mi	2/2.0 (-1)	1,560 (-12%)	9mo	$269,000	$172	64
1111 Morse Ave #74	0.22mi	3/2.0	1,540 (-13%)	4mo	$340,000	$221	61
600 E Weddell Dr #194	0.59mi	3/2.0	1,621 (-8%)	9mo	$335,000	$207	47

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-6,972
• Equity at exit: $63,518

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $68,888
• Equity at exit: $36,833

Cash invested: $119,280 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,995 high
• Mortgage (P&I): −$2,234
• Tax est. 1.5%: −$532 /mo · $6,390/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,002

Break-even live

Break-even rent $3,727

Max offer price $426,000

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: $106,500
• Closing costs: $12,780
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.52mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.53mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.53mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.67mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	1d	7	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $426,000 Active 27 DOM
2. 2026-06-17
   days on market $426,000 Active 26 DOM
3. 2026-06-16
   days on market $426,000 Active 25 DOM
4. 2026-06-15
   days on market $426,000 Active 24 DOM
5. 2026-06-13
   days on market $426,000 Active 22 DOM
6. 2026-06-09
   days on market $426,000 Active 18 DOM
7. 2026-06-08
   days on market $426,000 Active 17 DOM
8. 2026-06-07
   days on market $426,000 Active 16 DOM
9. 2026-06-05
   days on market $426,000 Active 13 DOM
10. 2026-06-03
    days on market $426,000 Active 12 DOM
11. 2026-06-02
    days on market $426,000 Active 11 DOM
12. 2026-06-01
    days on market $426,000 Active 10 DOM
13. 2026-05-31
    days on market $426,000 Active 9 DOM
14. 2026-05-22
    listed $426,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    Stunning Skyline l 3-bedroom, 3-bathroom home in Cape Cod Village. Inside, youll find a light-filled open-concept layout enhanced by oversized bay windows that bring in an abundance of natural sunlight. The impressive living room is highlighted by a coffered ceiling, elegant gas fireplace, and custom-built shelving and cabinetry, blending warmth with sophistication. The contemporary chefs kitchen serves as the heart of the home, featuring granite countertops, stainless steel appliances, a spacious walk-in pantry, and an oversized island that opens effortlessly into the main living space. The luxurious primary suite offers a tray-style coffered ceiling, an oversized walk-in closet, and a spa-inspired bathroom complete with quartz countertops, a beautifully tiled shower, and a relaxing soaking tub. Additional highlights include stylishly tiled bathrooms with premium finishes, central air conditioning for year-round comfort, a spacious driveway, and a large backyard with a storage shed. Ideally situated near major high-tech employers, premier shopping destinations, and just minutes from Santa Clara, Mountain View, and San Jose, this remarkable property delivers both luxury and convenience within one of the areas most desirable senior communities.

15. 2026-05-22
    listed $426,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    Stunning Skyline l 3-bedroom, 3-bathroom home in Cape Cod Village. Inside, youll find a light-filled open-concept layout enhanced by oversized bay windows that bring in an abundance of natural sunlight. The impressive living room is highlighted by a coffered ceiling, elegant gas fireplace, and custom-built shelving and cabinetry, blending warmth with sophistication. The contemporary chefs kitchen serves as the heart of the home, featuring granite countertops, stainless steel appliances, a spacious walk-in pantry, and an oversized island that opens effortlessly into the main living space. The luxurious primary suite offers a tray-style coffered ceiling, an oversized walk-in closet, and a spa-inspired bathroom complete with quartz countertops, a beautifully tiled shower, and a relaxing soaking tub. Additional highlights include stylishly tiled bathrooms with premium finishes, central air conditioning for year-round comfort, a spacious driveway, and a large backyard with a storage shed. Ideally situated near major high-tech employers, premier shopping destinations, and just minutes from Santa Clara, Mountain View, and San Jose, this remarkable property delivers both luxury and convenience within one of the areas most desirable senior communities.

ⓘ 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 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: $59,943
• − Mortgage interest: −$23,863
• − Property taxes: −$6,390
• − Insurance: −$2,130
• − Repairs & maintenance: −$4,795
• − Management: −$4,795
• − Depreciation: −$12,393
• Taxable income: $5,577
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $10,689/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires significant interior updates, including painting and kitchen/bathroom renovations, to improve its condition and value.

Repairs flagged

• Major kitchen — No photos of the kitchen
• Major bathrooms — No photos of the bathrooms
• Major interior walls/paint — No photos of interior walls/paint

Value-add opportunities

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both update kitchen and bathrooms — Modernizing these spaces will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of the kitchen	Major	$15,000–50,000
bathrooms · No photos of the bathrooms	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both update kitchen and bathrooms — Modernizing these spaces will attract more buyers and renters ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $426,000 MLSListings
• 2026-05-22 Listed $426,000 bridgeMLS, Bay East AOR, or Contra Costa AOR