1225 Vienna Dr #282 · Sunnyvale, CA 94089

$369,000

3 bd · 2.0 ba · 1,810 sqft · Manufactured · 138 Days on market

Built 2002 $204/sqft · 24% above area Est $298k · 24% 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 +8.6/10.0
• 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 +0.0/15.0

Listing remarks MLS

This beautiful well-kept Palm Harbor 2003 triple wide home includes 3 bedroom's + Den, and 2 bathrooms that provides spacious living! The kitchen includes appliances such as refrigerator, dishwasher, and oven range. The kitchen includes an open skylight, and spacious cabinets. Above the range, includes nice 3-tier spice rack, perfect for your cooking! A beautiful breakfast nook is included with a chandelier on top, adding comfort and style. The laundry room includes a washer and a dryer. Inside the living room, it has a 3-tier skylight with ceiling fans included, and large windows, adding natural lighting to brighten this home. There is a separate dining area that includes large windows and a chandelier. Opening double doors into the master bedroom that includes two side by side closets, that welcomes coziness and comfort. The master bedroom also leads you straight into the laundry room providing easy access to the outside door. Inside the master bathroom, it has double sinks with a sunken tub surrounded by tiles, tile floors, and a walk-in shower. The den is a perfect space for an office or a playroom! Outside we meet the carport, where it includes an awning extension that provides additional shade to your car. There is one large shed included. This park has so many amenities!

Key facts

• Breakfast nook
• 3 tier spice rack
• Open skylight

Tags

• OPEN SKYLIGHT
• 3 TIER SPICE RACK
• BREAKFAST NOOK
• SEPARATE DINING AREA
• DOUBLE DOORS
• TWO SIDE BY SIDE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $369k.

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 $369k).
• Recommended offer: $325k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 68 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $289k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $324,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $297,873
• List price: $369,000
• Delta: 23.88%
• 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 #937	0.10mi	3/2.0	1,795 (-1%)	2mo	$400,000	$223	92
1225 Vienna Dr #604	0.00mi	4/2.0 (+1)	1,740 (-4%)	1mo	$320,000	$184	88
1085 Tasman Dr #225	0.20mi	3/2.0	1,790 (-1%)	2mo	$400,000	$223	88
1225 Vienna Dr #141	0.10mi	3/2.0	1,738 (-4%)	2mo	$380,000	$219	87
1085 Tasman Dr #496	0.20mi	3/2.0	1,780 (-2%)	2mo	$405,000	$228	86
1220 Vienna Dr #707	0.08mi	3/2.0	1,716 (-5%)	2mo	$287,000	$167	86
1225 Vienna Dr #375	0.06mi	3/3.0	1,728 (-4%)	3mo	$389,500	$225	83
1225 Vienna Dr #336	0.17mi	3/3.0	1,755 (-3%)	0mo	$428,000	$244	83
1085 Tasman Dr #620	0.20mi	3/2.0	1,725 (-5%)	1mo	$399,000	$231	82
1225 Vienna Dr #44	0.10mi	3/2.0	1,658 (-8%)	1mo	$349,000	$210	81
1225 Vienna Dr #114	0.00mi	3/2.0	1,600 (-12%)	2mo	$380,000	$238	79
1220 Tasman Dr #142	0.35mi	3/2.0	1,590 (-12%)	3mo	$355,000	$223	61

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,186
• Equity at exit: $55,019

10-year hold

• IRR: 9.6%
• Equity multiple: 1.73×
• Total profit: $75,315
• Equity at exit: $31,904

Cash invested: $103,320 (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: 68
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $5,010 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,052
• Net cashflow: $981

Break-even live

Break-even rent $3,768

Max offer price $369,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,236	-5% $1,109	+0% $981	+5% $854	+10% $726
Rent	-10% $586	-5% $783	+0% $981	+5% $1,179	+10% $1,377
Rate	-1.0pp $1,167	-0.5pp $1,075	base $981	+0.5pp $886	+1.0pp $788

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	$5,307	$3.74	0d	6	0.40mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	3d	9	0.51mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	3d	1	0.65mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	3d	1	0.70mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	0d	10	0.75mi
1160 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1025	$4,853	$4.73	0d	5	0.84mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,060	$5.60	0d	1	1.01mi
1250 Lakeside Dr Sunnyvale, CA	2.0	1.0–2.0	934	$5,447	$5.83	0d	8	1.01mi
1030 Indian Wells Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	1001	$6,915	$6.90	0d	33	1.13mi

Listing history 24 events

1. 2026-06-21
   days on market $369,000 Active 138 DOM
2. 2026-06-18
   days on market $369,000 Active 135 DOM
3. 2026-06-17
   price $369,000 Active 134 DOM
4. 2026-06-17
   days on market $389,000 Active 134 DOM
5. 2026-06-16
   days on market $389,000 Active 133 DOM
6. 2026-06-15
   days on market $389,000 Active 132 DOM
7. 2026-06-13
   days on market $389,000 Active 130 DOM
8. 2026-06-13
   days on market $389,000 Active 129 DOM
9. 2026-06-09
   days on market $389,000 Active 126 DOM
10. 2026-06-08
    days on market $389,000 Active 125 DOM
11. 2026-06-07
    days on market $389,000 Active 124 DOM
12. 2026-06-05
    days on market $389,000 Active 121 DOM
13. 2026-06-03
    days on market $389,000 Active 120 DOM
14. 2026-06-02
    days on market $389,000 Active 119 DOM
15. 2026-06-01
    days on market $389,000 Active 118 DOM
16. 2026-05-31
    days on market $389,000 Active 117 DOM
17. 2026-02-03
    listed $389,000 Active 1298-char remark

    Show marketing remark (1298 chars)

    This beautiful well-kept Palm Harbor 2003 triple wide home includes 3 bedroom's + Den, and 2 bathrooms that provides spacious living! The kitchen includes appliances such as refrigerator, dishwasher, and oven range. The kitchen includes an open skylight, and spacious cabinets. Above the range, includes nice 3-tier spice rack, perfect for your cooking! A beautiful breakfast nook is included with a chandelier on top, adding comfort and style. The laundry room includes a washer and a dryer. Inside the living room, it has a 3-tier skylight with ceiling fans included, and large windows, adding natural lighting to brighten this home. There is a separate dining area that includes large windows and a chandelier. Opening double doors into the master bedroom that includes two side by side closets, that welcomes coziness and comfort. The master bedroom also leads you straight into the laundry room providing easy access to the outside door. Inside the master bathroom, it has double sinks with a sunken tub surrounded by tiles, tile floors, and a walk-in shower. The den is a perfect space for an office or a playroom! Outside we meet the carport, where it includes an awning extension that provides additional shade to your car. There is one large shed included. This park has so many amenities!

18. 2026-02-03
    listed $389,000 Active 1298-char remark

    Show marketing remark (1298 chars)

    This beautiful well-kept Palm Harbor 2003 triple wide home includes 3 bedroom's + Den, and 2 bathrooms that provides spacious living! The kitchen includes appliances such as refrigerator, dishwasher, and oven range. The kitchen includes an open skylight, and spacious cabinets. Above the range, includes nice 3-tier spice rack, perfect for your cooking! A beautiful breakfast nook is included with a chandelier on top, adding comfort and style. The laundry room includes a washer and a dryer. Inside the living room, it has a 3-tier skylight with ceiling fans included, and large windows, adding natural lighting to brighten this home. There is a separate dining area that includes large windows and a chandelier. Opening double doors into the master bedroom that includes two side by side closets, that welcomes coziness and comfort. The master bedroom also leads you straight into the laundry room providing easy access to the outside door. Inside the master bathroom, it has double sinks with a sunken tub surrounded by tiles, tile floors, and a walk-in shower. The den is a perfect space for an office or a playroom! Outside we meet the carport, where it includes an awning extension that provides additional shade to your car. There is one large shed included. This park has so many amenities!

19. 2017-05-31
    soldstatus $288,800 Sold 558-char remark

    Show marketing remark (558 chars)

    Spacious triple-wide home bathed in natural light from all the dual paned windows. Bright and cheery kitchen includes breakfast nook, all appliances included. lots of counter space. Inviting living room designed for entertaining large gatherings. Decorator chosen interior paint colors throughout. Master bath with garden tub, shower and dual vanities. Central heating and A/C. Inside laundry room includes washer/dryer and storage. Extension to driveway/awning creating more room. Exterior landscape and security lighting. 2003 Palm Harbor S/N PH206390A/B/C

20. 2017-04-23
    historical Contingent 558-char remark

    Show marketing remark (558 chars)

    Spacious triple-wide home bathed in natural light from all the dual paned windows. Bright and cheery kitchen includes breakfast nook, all appliances included. lots of counter space. Inviting living room designed for entertaining large gatherings. Decorator chosen interior paint colors throughout. Master bath with garden tub, shower and dual vanities. Central heating and A/C. Inside laundry room includes washer/dryer and storage. Extension to driveway/awning creating more room. Exterior landscape and security lighting. 2003 Palm Harbor S/N PH206390A/B/C

21. 2017-04-18
    listed $288,800 Active 558-char remark

    Show marketing remark (558 chars)

    Spacious triple-wide home bathed in natural light from all the dual paned windows. Bright and cheery kitchen includes breakfast nook, all appliances included. lots of counter space. Inviting living room designed for entertaining large gatherings. Decorator chosen interior paint colors throughout. Master bath with garden tub, shower and dual vanities. Central heating and A/C. Inside laundry room includes washer/dryer and storage. Extension to driveway/awning creating more room. Exterior landscape and security lighting. 2003 Palm Harbor S/N PH206390A/B/C

22. 2010-11-17
    soldstatus $167,000 Sold
23. 2010-10-20
    status Pending (Do Not Show)
24. 2010-08-17
    listed $179,000 Active

ⓘ 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: $60,120
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$6,964
• − Repairs & maintenance: −$4,810
• − Management: −$4,810
• − Depreciation: −$10,735
• Taxable income: $6,598
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $10,192/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

+117.3% since first listed

8 events — show timeline

• 2026-02-03 Listed $389,000 MLSListings
• 2026-02-03 Listed $389,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-05-31 Sold (MLS) $288,800 MLSListings
• 2017-04-23 Contingent — MLSListings
• 2017-04-18 Listed $288,800 MLSListings
• 2010-11-17 Sold (MLS) $167,000 MLSListings
• 2010-10-20 Pending — MLSListings
• 2010-08-17 Listed $179,000 MLSListings