900 Golden Wheel Park Dr #10 · San Jose, CA 95112

$385,950

3 bd · 2.0 ba · 973 sqft · Manufactured · 15 Days on market

Built 2025 Good condition Est $297k · 30% over

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Why this score? — see what drove the D+ 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 +19.5/30.0
• DSCR +6.2/10.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Golden Wheel Mobile Home Community! This brand-new Clayton FairPoint double-wide offers modern design and functional living in a convenient San Jose location. Featuring 3 bedrooms and 2 bathrooms, this move-in-ready home offers a bright open-concept floor plan with seamless flow between the living room, dining area, and kitchen. The spacious kitchen features a large center island with farmhouse sink, stainless steel appliances, ample cabinetry, and solid-surface countertops. Additional features include recessed lighting, dual-pane windows, contemporary finishes, a dedicated indoor laundry room, and a spacious primary suite with an ensuite bathroom and generous closet space. Two a

Key facts

• Large center island
• Ample cabinetry
• Modern design

Tags

• MODERN DESIGN
• OPEN-CONCEPT FLOOR PLAN
• LARGE CENTER ISLAND
• FARMHOUSE SINK
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY

Property features AI

Finance

• Other: Located in Golden Wheel Mobile Home Community; Address: 900 Golden Wheel Park Dr #10, San Jose, CA 95112; Cross street: Oakland Rd.; Directions: From US-101, exit Oakland Road and head north. Turn right onto Golden Wheel Park Drive and enter Golden Wheel Mobile Home Community. Continue through the community to the subject property.
• Financial info: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric service: Other; Utilities: See remarks/other
• Home design: Manufactured in park (double wide); Clayton make; CMH Manufacturing West, Inc. manufacturer; Wood skirting; Built in 2025
• Construction: Composition roof; Wood skirting; Manufactured construction (double wide)
• Exterior features: Composition roof

Interior

• Kitchen: Free standing gas range; Free standing gas oven; Free standing refrigerator; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Stone kitchen counters; Living room with unspecified/other feature; Dining area space in the kitchen; Pets allowed (with number and size limits)
• Laundry & utility: Laundry inside (laundry room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $386k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $386k).
• Recommended offer: $380k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Orchard Elementary (urban): math 51% / reading 60% proficiency, ranked #225 of 1,400 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 106 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $3,934/mo this rent would consume 53% of the median local household income ($89k/yr) (locally 4364% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 15 days — a 2% lower offer ($380k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $380,160 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $296,765
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Golden Wheel Park Dr Spc 5	0.09mi	3/2.0	1,040 (+7%)	4mo	$379,000	$364	81
900 Golden Wheel Park Dr #28	0.13mi	2/2.0 (-1)	960 (-1%)	8mo	$325,000	$339	80
900 Golden Wheel Dr #18	0.09mi	2/2.0 (-1)	955 (-2%)	11mo	$299,000	$313	79
900 Golden Wheel Park Dr #66	0.13mi	3/2.0	1,052 (+8%)	4mo	$315,000	$299	77
900 Golden Wheel Park Dr #9	0.09mi	3/2.0	1,080 (+11%)	9mo	$329,000	$305	70
900 Golden Wheel Park Dr Spc 29	0.09mi	3/2.0	1,100 (+13%)	7mo	$300,000	$273	69
1350 Oakland Rd #147	0.27mi	3/2.0	880 (-10%)	20mo	$265,000	$301	55
1350 Oakland Rd #15	0.27mi	3/2.0	1,062 (+9%)	22mo	$317,000	$298	54

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-37,127
• Equity at exit: $57,546

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $15,402
• Equity at exit: $33,370

Cash invested: $108,066 (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 95112

• Rents YoY: 4.2%
• Active inventory: 106
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,934 high
• Mortgage (P&I): −$2,024
• Tax est. 1.5%: −$482 /mo · $5,789/yr
• Insurance: −$161
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $318

Break-even live

Break-even rent $3,531

Max offer price $385,950

Occupancy floor 87%

Sensitivity live

Price	-10% $585	-5% $452	+0% $318	+5% $185	+10% $52
Rent	-10% $7	-5% $163	+0% $318	+5% $474	+10% $629
Rate	-1.0pp $513	-0.5pp $416	base $318	+0.5pp $218	+1.0pp $116

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: $96,488
• Closing costs: $11,578
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 Pebble Ct San Jose, CA	2.0	2.0	1093	$3,500	$3.20	18d	1	0.65mi
1331 Lakeshore Cir San Jose, CA	1.0–3.0	1.0–3.0	1017	$4,767	$4.69	2d	28	0.66mi
1625 Parkview Green Cir San Jose, CA	2.0	1.0	940	$3,295	$3.51	2d	1	0.67mi
1542 Thornleaf Way San Jose, CA	2.0	2.0	922	$3,700	$4.01	2d	1	0.71mi
1600 Whitewood Dr San Jose, CA	1.0–2.0	1.0–2.0	977	$3,806	$3.89	2d	12	0.81mi
1501 Berryessa Rd San Jose, CA	2.0	1.0–2.0	966	$4,734	$4.90	2d	31	0.89mi
1700 N 1st St San Jose, CA	1.0–2.0	1.0–2.0	941	$3,667	$3.90	2d	8	1.10mi
1729 N 1st St San Jose, CA	1.0–2.0	1.0–2.0	887	$4,707	$5.31	2d	12	1.25mi
750 N 23rd St San Jose, CA	1.0–3.0	1.0	875	$3,199	$3.66	13d	1	1.30mi
817 N 10th St San Jose, CA	2.0	1.0–2.0	851	$3,749	$4.40	2d	10	1.30mi
263 E Hedding St #1535 San Jose, CA	1.0–4.0	1.0–3.5	1629	$4,770	$2.93	3d	2	1.31mi
756 N 11th St San Jose, CA	2.0	1.0	800	$2,695	$3.37	44d	1	1.36mi
978 N 3rd St San Jose, CA	2.0	1.0	1032	$4,500	$4.36	2d	1	1.39mi
415 E Taylor St San Jose, CA	2.0	1.0–2.0	900	$4,595	$5.11	2d	11	1.41mi

Listing history 12 events

1. 2026-06-19
   price $385,950 Active 15 DOM
2. 2026-06-18
   days on market $395,950 Active 15 DOM
3. 2026-06-17
   days on market $395,950 Active 14 DOM
4. 2026-06-16
   days on market $395,950 Active 13 DOM
5. 2026-06-15
   days on market $395,950 Active 12 DOM
6. 2026-06-13
   days on market $395,950 Active 10 DOM
7. 2026-06-13
   days on market $395,950 Active 9 DOM
8. 2026-06-09
   days on market $395,950 Active 6 DOM
9. 2026-06-08
   days on market $395,950 Active 5 DOM
10. 2026-06-07
    days on market $395,950 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $395,950 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 9/10 Extreme FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,206
• − Mortgage interest: −$21,619
• − Property taxes: −$5,789
• − Insurance: −$3,397
• − Repairs & maintenance: −$3,777
• − Management: −$3,777
• − Depreciation: −$11,228
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $4,390/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready Clayton FairPoint double-wide mobile home is in good condition with modern design and functional living. It offers a bright open-concept floor plan and is located in a convenient San Jose location.

Value-add opportunities

• Both Paint the exterior siding and trim — Enhances curb appeal and value
• Both Replace the carpet with hardwood flooring in the bedrooms — Improves aesthetics and is easier to maintain
• Both Install new kitchen cabinets and countertops — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding and trim — Enhances curb appeal and value ↑
• Both Replace the carpet with hardwood flooring in the bedrooms — Improves aesthetics and is easier to maintain ↑
• Both Install new kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑

ⓘ 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: Orchard Elementary
• NCES district ID: 0628680
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $108,165
• Composite: 54.67/100
• National rank: #2853
• State rank: #225 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): 57,373
• Household income: $89,103
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 4364.0

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: Hispanic / Latino 41% Asian 27% White 22% Two or more races 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Vietnam, China
• Languages at home: 48% English-only · Spanish 29% Vietnamese 9% Chinese 6%

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: ▼ -1025.61%
• Current HPI: 297.1788
• Rent YoY: ▲ 4.25%
• 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