1111 Morse Ave #149 · Sunnyvale, CA 94089

$277,000

3 bd · 2.0 ba · 1,595 sqft · Manufactured · 16 Days on market

Built 2001 Est $266k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.3/10.0
• ARV discount +5.7/15.0
• Livability +4.1/5.0
• Appreciation +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this bright and inviting home in the highly desirable Willow Ranch senior community. Perfectly situated in the heart of Silicon Valley, this well-maintained residence offers comfort, convenience, and an exceptional location just minutes from major tech campuses, including Google, as well as shopping, dining, and commuter routes. Inside, you'll find an abundance of natural light, a spacious and functional floor plan, central heating and air conditioning, dual-pane windows, and a large living area ideal for relaxing or entertaining. The oversized eat-in kitchen features a center island, ample cabinet and counter space, matching appliances, track lighting. The generous primary suite offers a private retreat with dual sinks, a large soaking tub, a separate step-in shower, and abundant storage. Spacious secondary bedrooms provide comfortable living and excellent closet space. An oversized laundry room with a separate exterior entrance adds extra convenience. Residents of Willow Ranch enjoy resort-style amenities including a swimming pool, spa, barbecue area, billiards room, and beautifully maintained gardens. Located near Mountain View and Santa Clara, with easy access to Highways 101, 237, and 85, this home is ideally positioned for both convenience and lifestyle.

Key facts

• Large soaking tub
• Major tech campuses
• Built 2001

Tags

• HEART OF SILICON VALLEY
• MAJOR TECH CAMPUSES
• OVERSIZED EAT-IN KITCHEN
• LARGE SOAKING TUB
• SEPARATE STEP-IN SHOWER
• OVERSIZED LAUNDRY ROOM

Property features AI

Finance

• Other: Park home serial number KCCA01K11613A
• HOA & community: Clubhouse; Community pool; Sauna / spa / hot tub

Exterior

• Parking: Carport with 3 spaces (space #149)
• Utilities: Sewer available; Individual water meter; Individual electric meters; Individual gas meters
• Home design: Single-story; Leased land site (park home)
• Construction: Living area approximately 1,595
• Exterior features: Composition/shingle roof; HOA rental restrictions

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating (gas); Central forced air cooling
• Interior features: Breakfast nook; Dining area; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $277k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $277k).
• Recommended offer: $273k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 8 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 37% 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 $8k 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 $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $230k; 20% 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 $272,845 (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. 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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.49%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $266,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Morse Ave #74	0.00mi	3/2.0	1,540 (-3%)	4mo	$340,000	$221	91
1111 Morse Ave #45	0.00mi	3/1.0	1,680 (+5%)	3mo	$315,000	$188	85
1050 Borregas Ave #69	0.22mi	3/2.0	1,590 (-0%)	6mo	$293,000	$184	84
1111 Morse Ave Spc 17	0.00mi	2/2.0 (-1)	1,440 (-10%)	6mo	$240,000	$167	74
1111 Morse Ave #29	0.01mi	2/2.0 (-1)	1,440 (-10%)	6mo	$230,000	$160	73
1111 Morse Ave #179	0.00mi	3/2.0	1,792 (+12%)	7mo	$375,000	$209	73
690 Persian Dr #8	0.55mi	3/2.0	1,602 (+0%)	6mo	$327,000	$204	68
1111 Morse Ave #36	0.14mi	2/2.0 (-1)	1,438 (-10%)	7mo	$199,999	$139	66
690 Persian Dr #18	0.55mi	2/2.0 (-1)	1,600 (+0%)	3mo	$160,000	$100	66
690 Persian Dr #61	0.55mi	2/2.0 (-1)	1,464 (-8%)	2mo	$229,500	$157	54
690 Persian Dr #4	0.56mi	2/2.0 (-1)	1,440 (-10%)	7mo	$229,900	$160	46
1085 Tasman Dr #862	0.62mi	2/2.0 (-1)	1,464 (-8%)	7mo	$239,000	$163	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: 15.4%
• Equity multiple: 1.62×
• Total profit: $47,873
• Equity at exit: $41,302

10-year hold

• IRR: 23.8%
• Equity multiple: 3.03×
• Total profit: $157,064
• Equity at exit: $23,950

Cash invested: $77,560 (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: 4.8×

Monthly cashflow live

• Estimated rent: $4,836 high
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $1,479

Break-even live

Break-even rent $2,963

Max offer price $277,000

Occupancy floor 64%

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Morse Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	844	$5,014	$5.94	1d	14	0.26mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	1d	1	0.33mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	1d	1	0.43mi
621 Tasman Dr Sunnyvale, CA	1.0–2.0	1.0–2.0	959	$4,557	$4.75	1d	9	0.50mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	1d	8	0.50mi
1220 N Fair Oaks Ave Sunnyvale, CA	1.0–2.0	1.0–2.0	887	$4,780	$5.39	1d	4	0.52mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.74mi
1271 Lawrence Station Rd Sunnyvale, CA	1.0–2.0	1.0–2.5	1417	$5,197	$3.67	1d	7	1.22mi

Listing history 11 events

1. 2026-06-18
   days on market $277,000 Active 16 DOM
2. 2026-06-17
   days on market $277,000 Active 15 DOM
3. 2026-06-16
   days on market $277,000 Active 14 DOM
4. 2026-06-15
   days on market $277,000 Active 13 DOM
5. 2026-06-13
   days on market $277,000 Active 11 DOM
6. 2026-06-09
   days on market $277,000 Active 7 DOM
7. 2026-06-08
   days on market $277,000 Active 6 DOM
8. 2026-06-07
   days on market $277,000 Active 5 DOM
9. 2026-06-05
   days on market $277,000 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark

    Show marketing remark (1291 chars)

    Welcome to this bright and inviting home in the highly desirable Willow Ranch senior community. Perfectly situated in the heart of Silicon Valley, this well-maintained residence offers comfort, convenience, and an exceptional location just minutes from major tech campuses, including Google, as well as shopping, dining, and commuter routes. Inside, you'll find an abundance of natural light, a spacious and functional floor plan, central heating and air conditioning, dual-pane windows, and a large living area ideal for relaxing or entertaining. The oversized eat-in kitchen features a center island, ample cabinet and counter space, matching appliances, track lighting. The generous primary suite offers a private retreat with dual sinks, a large soaking tub, a separate step-in shower, and abundant storage. Spacious secondary bedrooms provide comfortable living and excellent closet space. An oversized laundry room with a separate exterior entrance adds extra convenience. Residents of Willow Ranch enjoy resort-style amenities including a swimming pool, spa, barbecue area, billiards room, and beautifully maintained gardens. Located near Mountain View and Santa Clara, with easy access to Highways 101, 237, and 85, this home is ideally positioned for both convenience and lifestyle.

11. 2026-06-03
    listed $277,000 Active 1 DOM

    Show marketing remark (1291 chars)

    Welcome to this bright and inviting home in the highly desirable Willow Ranch senior community. Perfectly situated in the heart of Silicon Valley, this well-maintained residence offers comfort, convenience, and an exceptional location just minutes from major tech campuses, including Google, as well as shopping, dining, and commuter routes. Inside, you'll find an abundance of natural light, a spacious and functional floor plan, central heating and air conditioning, dual-pane windows, and a large living area ideal for relaxing or entertaining. The oversized eat-in kitchen features a center island, ample cabinet and counter space, matching appliances, track lighting. The generous primary suite offers a private retreat with dual sinks, a large soaking tub, a separate step-in shower, and abundant storage. Spacious secondary bedrooms provide comfortable living and excellent closet space. An oversized laundry room with a separate exterior entrance adds extra convenience. Residents of Willow Ranch enjoy resort-style amenities including a swimming pool, spa, barbecue area, billiards room, and beautifully maintained gardens. Located near Mountain View and Santa Clara, with easy access to Highways 101, 237, and 85, this home is ideally positioned for both convenience and lifestyle.

ⓘ 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 ≥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: $58,027
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$6,504
• − Repairs & maintenance: −$4,642
• − Management: −$4,642
• − Depreciation: −$8,058
• Taxable income: $14,510
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $14,269/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: 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

+67.9% since first listed

12 events — show timeline

• 2026-06-03 Listed $277,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-03 Listed $277,000 MLSListings
• 2021-06-25 Sold (MLS) $230,000 MLSListings
• 2021-06-10 Contingent — MLSListings
• 2021-05-16 Price Changed $230,000 MLSListings
• 2021-01-06 Listed $239,000 MLSListings
• 2017-12-22 Sold (MLS) $220,000 MLSListings
• 2017-11-25 Contingent — MLSListings
• 2017-11-15 Listed $198,800 MLSListings
• 2008-05-30 Sold (MLS) $156,000 MLSListings
• 2008-05-19 Listing Removed — MLSListings
• 2007-10-16 Listed $164,950 MLSListings