1220 Tasman Dr #508 · Sunnyvale, CA 94089

$349,000

3 bd · 2.0 ba · 1,321 sqft · Manufactured · 129 Days on market

Built 2005 $264/sqft · 15% above area Est $304k · 15% 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 +8.5/10.0
• Schools +5.3/10.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks MLS

Welcome to the highly sought-after Adobe Wells community, where comfort meets refined living. Situated on a premium corner lot facing the greenbelt and just steps from guest parking, this home offers both privacy and convenience. A charming front porch opens to a light-filled interior featuring soaring ceilings, expansive windows, and elegant laminate flooring throughout. The spacious living and dining areas flow into an inviting eat-in kitchen with stainless steel appliances, abundant cabinetry, generous counter space, and a bay window breakfast nook. A cozy wood-burning fireplace adds warmth and character. The serene primary suite offers a spa-inspired bath with soaking tub, separate shower, and dual vanities. Three additional bedrooms, a full bath, and a laundry room with built-in cabinetry complete the well-designed floor plan. Enjoy resort-style amenities including a clubhouse, pool, tennis and basketball courts, and fitness facilities. Ideally located near major tech campuses with easy access to Highways 237, 101, and 85, this home blends tranquility with everyday convenience. Space rent to new owners $1,965.

Key facts

• Premium corner lot
• Greenbelt
• Expansive windows

Tags

• PREMIUM CORNER LOT
• GREENBELT
• FRONT PORCH
• LIGHT-FILLED INTERIOR
• SOARING CEILINGS
• EXPANSIVE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $349k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 15 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 36% 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 $98k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $298k; 17% 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 $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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: 1.35% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $304,430
• List price: $349,000
• Delta: 14.64%
• 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
1220 Tasman Dr #124	0.00mi	3/2.0	1,336 (+1%)	2mo	$320,000	$240	96
1225 Vienna Dr #938	0.46mi	2/2.0 (-1)	1,296 (-2%)	1mo	$245,500	$189	70
1220 Vienna Dr #464	0.38mi	3/2.0	1,228 (-7%)	1mo	$315,000	$257	69
1225 Vienna Dr #942	0.46mi	2/2.0 (-1)	1,296 (-2%)	7mo	$285,000	$220	65
1085 Tasman Dr #124	0.56mi	3/2.0	1,230 (-7%)	0mo	$315,000	$256	62
1085 Tasman Dr #708	0.52mi	3/2.0	1,440 (+9%)	0mo	$313,000	$217	60
1225 Vienna Dr #370	0.49mi	2/2.0 (-1)	1,440 (+9%)	1mo	$210,000	$146	56
1085 Tasman Dr #413	0.56mi	2/2.0 (-1)	1,440 (+9%)	3mo	$225,000	$156	51
1225 Vienna #980	0.46mi	3/2.0	1,490 (+13%)	7mo	$310,000	$208	51
1225 Vienna Dr #925	0.53mi	2/2.0 (-1)	1,490 (+13%)	1mo	$305,000	$205	48
1225 Vienna Dr #271	0.46mi	3/2.0	1,512 (+14%)	8mo	$359,000	$237	48
1085 Tasman Dr #96	0.56mi	3/2.0	1,517 (+15%)	4mo	$365,000	$241	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: 6.5%
• Equity multiple: 1.25×
• Total profit: $24,656
• Equity at exit: $52,037

10-year hold

• IRR: 15.5%
• Equity multiple: 2.24×
• Total profit: $121,381
• Equity at exit: $30,175

Cash invested: $97,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,700 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $1,301

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 67%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.50mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	1d	12	0.65mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	1d	1	0.90mi
725 San Simeon St #1617 Sunnyvale, CA	3.0	2.0	1008	$5,400	$5.36	1d	1	0.91mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.99mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	1.01mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	1.13mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1039	$6,915	$6.66	1d	1	1.19mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	1.21mi
4554 Lakeshore Dr Santa Clara, CA	2.0	1.0	944	$3,195	$3.38	43d	1	1.31mi
676 Johanna Ave Unit 2 Sunnyvale, CA	2.0	1.0	892	$2,650	$2.97	1d	1	1.37mi
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	1.42mi
2333 Calle del Mundo Santa Clara, CA	1.0–3.0	1.0–2.0	991	$6,214	$6.27	2d	15	1.43mi
785 N Fair Oaks Ave #8 Sunnyvale, CA	2.0	1.0	926	$3,300	$3.56	10d	1	1.45mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $349,000 Active 129 DOM
2. 2026-06-17
   days on market $349,000 Active 128 DOM
3. 2026-06-16
   days on market $349,000 Active 127 DOM
4. 2026-06-15
   days on market $349,000 Active 126 DOM
5. 2026-06-13
   days on market $349,000 Active 124 DOM
6. 2026-06-13
   days on market $349,000 Active 123 DOM
7. 2026-06-09
   days on market $349,000 Active 120 DOM
8. 2026-06-08
   days on market $349,000 Active 119 DOM
9. 2026-06-07
   days on market $349,000 Active 118 DOM
10. 2026-06-05
    days on market $349,000 Active 115 DOM
11. 2026-06-03
    days on market $349,000 Active 114 DOM
12. 2026-06-02
    days on market $349,000 Active 113 DOM
13. 2026-06-01
    days on market $349,000 Active 112 DOM
14. 2026-05-31
    days on market $349,000 Active 111 DOM
15. 2026-05-11
    price $349,000 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to the highly sought-after Adobe Wells community, where comfort meets refined living. Situated on a premium corner lot facing the greenbelt and just steps from guest parking, this home offers both privacy and convenience. A charming front porch opens to a light-filled interior featuring soaring ceilings, expansive windows, and elegant laminate flooring throughout. The spacious living and dining areas flow into an inviting eat-in kitchen with stainless steel appliances, abundant cabinetry, generous counter space, and a bay window breakfast nook. A cozy wood-burning fireplace adds warmth and character. The serene primary suite offers a spa-inspired bath with soaking tub, separate shower, and dual vanities. Three additional bedrooms, a full bath, and a laundry room with built-in cabinetry complete the well-designed floor plan. Enjoy resort-style amenities including a clubhouse, pool, tennis and basketball courts, and fitness facilities. Ideally located near major tech campuses with easy access to Highways 237, 101, and 85, this home blends tranquility with everyday convenience. Space rent to new owners $1,965.

16. 2026-05-11
    price $349,000 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to the highly sought-after Adobe Wells community, where comfort meets refined living. Situated on a premium corner lot facing the greenbelt and just steps from guest parking, this home offers both privacy and convenience. A charming front porch opens to a light-filled interior featuring soaring ceilings, expansive windows, and elegant laminate flooring throughout. The spacious living and dining areas flow into an inviting eat-in kitchen with stainless steel appliances, abundant cabinetry, generous counter space, and a bay window breakfast nook. A cozy wood-burning fireplace adds warmth and character. The serene primary suite offers a spa-inspired bath with soaking tub, separate shower, and dual vanities. Three additional bedrooms, a full bath, and a laundry room with built-in cabinetry complete the well-designed floor plan. Enjoy resort-style amenities including a clubhouse, pool, tennis and basketball courts, and fitness facilities. Ideally located near major tech campuses with easy access to Highways 237, 101, and 85, this home blends tranquility with everyday convenience. Space rent to new owners $1,965.

17. 2026-02-09
    listed $359,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to the highly sought-after Adobe Wells community, where comfort meets refined living. Situated on a premium corner lot facing the greenbelt and just steps from guest parking, this home offers both privacy and convenience. A charming front porch opens to a light-filled interior featuring soaring ceilings, expansive windows, and elegant laminate flooring throughout. The spacious living and dining areas flow into an inviting eat-in kitchen with stainless steel appliances, abundant cabinetry, generous counter space, and a bay window breakfast nook. A cozy wood-burning fireplace adds warmth and character. The serene primary suite offers a spa-inspired bath with soaking tub, separate shower, and dual vanities. Three additional bedrooms, a full bath, and a laundry room with built-in cabinetry complete the well-designed floor plan. Enjoy resort-style amenities including a clubhouse, pool, tennis and basketball courts, and fitness facilities. Ideally located near major tech campuses with easy access to Highways 237, 101, and 85, this home blends tranquility with everyday convenience. Space rent to new owners $1,965.

18. 2026-02-09
    listed $359,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to the highly sought-after Adobe Wells community, where comfort meets refined living. Situated on a premium corner lot facing the greenbelt and just steps from guest parking, this home offers both privacy and convenience. A charming front porch opens to a light-filled interior featuring soaring ceilings, expansive windows, and elegant laminate flooring throughout. The spacious living and dining areas flow into an inviting eat-in kitchen with stainless steel appliances, abundant cabinetry, generous counter space, and a bay window breakfast nook. A cozy wood-burning fireplace adds warmth and character. The serene primary suite offers a spa-inspired bath with soaking tub, separate shower, and dual vanities. Three additional bedrooms, a full bath, and a laundry room with built-in cabinetry complete the well-designed floor plan. Enjoy resort-style amenities including a clubhouse, pool, tennis and basketball courts, and fitness facilities. Ideally located near major tech campuses with easy access to Highways 237, 101, and 85, this home blends tranquility with everyday convenience. Space rent to new owners $1,965.

19. 2023-10-18
    status Pending (Do Not Show)
20. 2023-10-18
    listed $298,000 Active
21. 2023-10-18
    soldstatus $298,000 Sold
22. 2023-10-18
    soldstatus $298,000
23. 2023-10-18
    listed $298,000
24. 2014-06-12
    soldstatus $195,000 Sold
25. 2014-05-10
    status Contingent
26. 2014-05-02
    listed $189,000 Active
27. 2009-06-17
    soldstatus $129,000 Sold
28. 2009-05-28
    historical
29. 2009-01-25
    listed $149,888
30. 2005-06-02
    historical
31. 2005-05-09
    soldstatus $20,000
32. 2004-11-09
    listed $39,900

ⓘ 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 3/10 Moderate FEMA zone X · 20% 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: $56,403
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − Depreciation: −$10,153
• Taxable income: $10,696
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $13,049/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: 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

+774.7% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-11 Price Changed $349,000 MLSListings
• 2026-02-09 Listed $359,000 MLSListings
• 2026-02-09 Listed $359,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-10-18 Pending — MLSListings
• 2023-10-18 Listed $298,000 MLSListings
• 2023-10-18 Listed $298,000 San Francisco MLS
• 2023-10-18 Sold (MLS) $298,000 San Francisco MLS
• 2023-10-18 Sold (MLS) $298,000 MLSListings
• 2014-06-12 Sold (MLS) $195,000 MLSListings
• 2014-05-10 Pending — MLSListings
• 2014-05-02 Listed $189,000 MLSListings
• 2009-06-17 Sold (MLS) $129,000 MLSListings
• 2009-05-28 Listing Removed — MLSListings
• 2009-01-25 Listed $149,888 MLSListings
• 2005-06-02 Listing Removed — MLSListings
• 2005-05-09 Sold (MLS) $20,000 MLSListings
• 2004-11-09 Listed $39,900 MLSListings