144 Quail Holw #144 · San Jose, CA 95128

$285,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 7 Days on market

Built 1974 Est $297k · at est.

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +9.3/15.0
• 1% rule +7.5/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2-bedroom, 2-bathroom home features an additional pop-out, creating extra living space and offering a comfortable, low-maintenance lifestyle. With a highly competitive monthly space rent of just $1,120, it presents an exceptional value within Quail Hollow, one of the area's most desirable 55+ communities, ideally located on the border of San Jose and Campbell. Residents enjoy a welcoming, established neighborhood with an impressive selection of amenities, including a spacious clubhouse, sparkling swimming pool, relaxing spa and whirlpool, billiards room, library, recreation facilities, and community laundry. The beautifully maintained grounds feature clean sidewalks perfect for daily walks and convenient off-street parking. Outside the community, you'll find outstanding convenience just minutes away. Enjoy shopping, dining, and entertainment at The Pruneyard and historic Downtown Campbell, along with easy access to Whole Foods Market, local medical centers, and the scenic Los Gatos Creek Trail. Commuting is effortless with nearby Highway 17 and light rail access.

Key facts

• Relaxing spa
• Billiards room
• Spacious clubhouse

Tags

• SPACIOUS CLUBHOUSE
• SPARKLING SWIMMING POOL
• RELAXING SPA
• BILLIARDS ROOM
• OFF-STREET PARKING
• LOCAL MEDICAL CENTERS

Property features AI

Finance

• Other: Living area reported as 1,296
• HOA & community: Clubhouse; Community pool; Recreation room; RV/boat storage

Exterior

• Parking: Assigned space number 144 (space rent applies)
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Leased land (park home site)
• Exterior features: Metal roof; Lot size information sourced from assessor; Pets allowed with number restrictions; Senior community (55+)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced-air heating; Central forced-air cooling
• Interior features: Separate family room; Dining area noted as 'Other (See Remarks)'

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Cap rate 9.8% 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.
• Campbell Union (suburban): math 51% / reading 58% proficiency, ranked #293 of 1,400 in CA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 65 active listings in the ZIP; 40 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 33% of the median local income ($131k/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 $9k 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 + 2.9% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $83k; list at $285k implies a 243% gain — meaningful room to come down on a strong offer.

Recommended offer $285,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $296,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Quail Hollow Dr #21	0.13mi	2/2.0	1,368 (+6%)	4mo	$355,000	$260	82
163 Quail Hollow Dr #163	0.05mi	2/2.0	1,224 (-6%)	14mo	$286,000	$234	77
177 Quail Hallow Dr #177	0.14mi	2/2.0	1,392 (+7%)	6mo	$320,000	$230	76
68 Quail Hollow Dr #68	0.13mi	2/—	1,368 (+6%)	16mo	$309,000	$226	71
138 Quail Hollow Dr #138	0.11mi	2/2.0	1,440 (+11%)	8mo	$273,000	$190	70
26 Quail Hollow Dr #26	0.21mi	2/2.0	1,440 (+11%)	3mo	$349,000	$242	69
32 Quail Hollow Dr #32	0.21mi	2/2.0	1,440 (+11%)	4mo	$327,000	$227	68
47 Quail Hollow Ave #47	0.21mi	2/2.0	1,440 (+11%)	5mo	$270,000	$188	67
155 Quail Holw #155	0.03mi	3/2.0 (+1)	1,440 (+11%)	11mo	$310,000	$215	66
90 Quail Hollow Dr #90	0.17mi	3/2.0 (+1)	1,448 (+12%)	8mo	$410,000	$283	61
61 Quail Hollow Dr #61	0.13mi	2/2.0	1,440 (+11%)	19mo	$329,900	$229	60
80 Quail Hollow Dr #80	0.18mi	2/2.0	1,457 (+12%)	16mo	$265,000	$182	57

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $7,165
• Equity at exit: $42,494

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $73,877
• Equity at exit: $24,642

Cash invested: $79,800 (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 95128

• Rents YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,561 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $844

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 71%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 S Bascom Ave Campbell, CA	2.0	1.0–2.0	754	$3,300	$4.37	1d	1	0.27mi
2130 Southwest Expy San Jose, CA	1.0–2.0	1.0–1.5	770	$3,213	$4.17	1d	5	0.30mi
1725 S Bascom Ave Campbell, CA	1.0–2.0	1.0–2.0	1009	$4,567	$4.53	1d	8	0.38mi
619 Cypress Ln Campbell, CA	2.0	2.0	989	$3,595	$3.63	20d	1	0.43mi
2153 Sonador Cmns #1572 San Jose, CA	3.0	2.0	1393	$3,530	$2.53	1d	1	0.44mi
1845 S Bascom Ave Campbell, CA	2.0	1.0	705	$3,099	$4.39	1d	4	0.48mi
176 Salmar Ter Campbell, CA	3.0	2.5	1872	$4,995	$2.67	10d	1	0.60mi
1929 Huxley Ct San Jose, CA	3.0	3.0	1529	$4,500	$2.94	2d	1	0.63mi
3051 Colonial Way Unit 3051-21 San Jose, CA	2.0	1.0	900	$2,545	$2.83	21d	1	0.69mi
824 E Campbell Ave Campbell, CA	3.0	2.0	1218	$4,595	$3.77	1d	1	0.70mi
35 Union Ave Campbell, CA	1.0–2.0	1.5	964	$3,445	$3.57	1d	2	0.73mi
1089 Longshore Dr San Jose, CA	3.0	2.5	1606	$5,061	$3.15	11d	1	0.82mi
100 Union Ave Campbell, CA	2.0–3.0	2.0	1029	$3,395	$3.30	1d	3	0.85mi
3142 Impala Dr Unit A San Jose, CA	3.0	1.0	1200	$3,195	$2.66	1d	1	0.85mi
1248 Francisco Ave San Jose, CA	2.0	1.0	875	$2,650	$3.03	1d	1	0.86mi
3063 Westfield Ave San Jose, CA	3.0	2.0	1141	$4,400	$3.86	1d	1	0.90mi
215 Union Ave #997 Campbell, CA	1.0–2.0	1.0–2.0	850	$3,590	$4.22	1d	2	0.91mi
240 Union Ave Unit 2 Campbell, CA	2.0	2.5	1137	$3,550	$3.12	23d	1	0.91mi
3184 Cadillac Dr San Jose, CA	1.0	1.0	1020	$2,450	$2.40	1d	1	0.91mi
45 N 3rd St Unit 3 Campbell, CA	1.0	1.0	900	$2,995	$3.33	1d	1	0.93mi
225 Union Ave Campbell, CA	1.0–2.0	1.0–2.0	850	$4,399	$5.18	1d	11	0.93mi
3206 Loma Verde Dr San Jose, CA	2.0	1.0	675	$2,795	$4.14	1d	1	0.96mi
2275 S Bascom Ave Campbell, CA	2.0	2.0	893	$3,255	$3.65	1d	1	1.09mi
377 Union Ave Campbell, CA	2.0	2.0	915	$3,510	$3.84	1d	2	1.10mi
508 Railway Ave Campbell, CA	3.0	1.0–3.0	977	$4,550	$4.66	1d	1	1.17mi
818 Rue Montagne Campbell, CA	2.0	1.5	1295	$3,595	$2.78	10d	1	1.18mi
1521 Willowhaven Ct San Jose, CA	3.0	2.0	1500	$5,200	$3.47	1d	1	1.19mi
919 S Winchester Blvd San Jose, CA	1.0–2.0	1.0–2.0	949	$4,995	$5.26	1d	24	1.20mi
828 Di Fiore Dr San Jose, CA	3.0	2.0	1100	$3,550	$3.23	19d	1	1.22mi
2388 S Bascom Ave Campbell, CA	1.0–3.0	1.0–2.0	894	$2,136	$2.39	1d	1	1.25mi
1590 Southwest Expy San Jose, CA	2.0–3.0	2.0–3.0	1488	$3,499	$2.35	1d	1	1.27mi
1530 Alta Glen Ct Unit 1530-04 San Jose, CA	2.0	1.0	1025	$2,850	$2.78	23d	1	1.34mi
1530 Alta Glen Ct San Jose, CA	2.0	1.0	1025	$2,850	$2.78	1d	1	1.34mi
3101 Magliocco Dr San Jose, CA	1.0–3.0	1.0–2.0	1096	$3,279	$2.99	1d	1	1.34mi
347 W Rincon Ave Campbell, CA	3.0	2.5	1665	$4,699	$2.82	2d	1	1.35mi
801 S Winchester Blvd #3202 San Jose, CA	2.0	2.0	986	$3,600	$3.65	1d	1	1.36mi
831 Opal Dr San Jose, CA	2.0	1.0	961	$2,750	$2.86	3d	1	1.42mi
831 Opal Dr Unit 3 San Jose, CA	2.0	1.0	961	$2,750	$2.86	1d	1	1.42mi
819 Opal Dr Unit 4 San Jose, CA	2.0	1.0	1000	$2,750	$2.75	2d	1	1.43mi
3588 Payne Ave San Jose, CA	2.0	1.0	910	$2,388	$2.62	19d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $285,000 Active 7 DOM
2. 2026-06-17
   days on market $285,000 Active 6 DOM
3. 2026-06-16
   days on market $285,000 Active 5 DOM
4. 2026-06-15
   days on market $285,000 Active 4 DOM
5. 2026-06-13
   days on market $285,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $285,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,730
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − Depreciation: −$8,291
• Taxable income: $5,938
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $8,697/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: Campbell Union
• NCES district ID: 0607200
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 58% ▲ 3.00%
• Median HH income: $81,299
• Composite: 51.32/100
• National rank: #3717
• State rank: #293 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): 33,165
• Household income: $131,152
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1774.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Hispanic / Latino 30% Asian 22% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 53% English-only · Spanish 22% Other Indo-European 6% Chinese 5%

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: ▼ -1116.22%
• Current HPI: 381.4337
• Rent YoY: ▲ 2.88%
• 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

+235.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $285,000 MLSListings
• 2026-06-11 Listed $285,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-08-04 Listing Removed — MLSListings
• 2006-07-14 Sold (MLS) $83,000 MLSListings
• 2006-06-30 Listed $85,000 MLSListings