1225 Vienna Dr #245 · Sunnyvale, CA 94089

$369,000

4 bd · 2.0 ba · 1,600 sqft · Manufactured · 16 Days on market

Built 2008 $231/sqft · 25% above area Est $295k · 25% over

---

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 +8.8/10.0
• 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

Built in 2008, this beautifully maintained home is ideally located near the community clubhouse, pool, spa, and gym. The spacious layout features a large kitchen with abundant cabinetry and stainless steel appliances—perfect for everyday living and entertaining. The luxurious primary suite offers a garden tub, separate shower, and a relaxing retreat feel. Additional highlights include central heating and A/C, dual-pane windows, and a convenient indoor laundry area with washer and dryer included. Enjoy a private side yard with extra storage—ideal for relaxing or entertaining guests.

Key facts

• Community clubhouse
• Spa
• Large kitchen

Tags

• COMMUNITY CLUBHOUSE
• POOL
• SPA
• GYM
• LARGE KITCHEN
• ABUNDANT CABINETRY

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Community amenities include clubhouse, fitness center, pool, sauna, and spa

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in a park; Mobile home (double wide, model year 2008)
• Construction: Approximately 1,600 square feet living area
• Exterior features: Fenced; Community pool; Community clubhouse; Community fitness center; Community sauna; Community spa

Interior

• Kitchen: Breakfast nook
• Bedrooms: Guest house (room type listed)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast nook; Double-pane windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $369k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $363k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 7 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 39% 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $103k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.

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 $363,465 (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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $295,149
• List price: $369,000
• Delta: 25.36%
• 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 #114	0.10mi	3/2.0 (-1)	1,600 (0%)	2mo	$380,000	$238	89
1225 Vienna Dr #44	0.00mi	3/2.0 (-1)	1,658 (+4%)	1mo	$349,000	$210	88
1225 Vienna Dr #150	0.00mi	3/2.0 (-1)	1,521 (-5%)	3mo	$374,000	$246	84
1225 Vienna Dr #604	0.10mi	4/2.0	1,740 (+9%)	1mo	$320,000	$184	80
1225 Vienna Dr #141	0.00mi	3/2.0 (-1)	1,738 (+9%)	2mo	$380,000	$219	79
1220 Vienna Dr #707	0.15mi	3/2.0 (-1)	1,716 (+7%)	2mo	$287,000	$167	74
1225 Vienna Dr #937	0.00mi	3/2.0 (-1)	1,795 (+12%)	2mo	$400,000	$223	73
1225 Vienna Dr #336	0.07mi	3/3.0 (-1)	1,755 (+10%)	0mo	$428,000	$244	71
1085 Tasman Dr #620	0.28mi	3/2.0 (-1)	1,725 (+8%)	1mo	$399,000	$231	68
1085 Tasman Dr #708	0.28mi	3/2.0 (-1)	1,440 (-10%)	1mo	$313,000	$217	65
1085 Tasman Dr #496	0.28mi	3/2.0 (-1)	1,780 (+11%)	2mo	$405,000	$228	62
1085 Tasman Dr #225	0.28mi	3/2.0 (-1)	1,790 (+12%)	1mo	$400,000	$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: 1.3%
• Equity multiple: 1.05×
• Total profit: $5,171
• Equity at exit: $55,019

10-year hold

• IRR: 10.6%
• Equity multiple: 1.81×
• Total profit: $83,837
• 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: 69
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $5,090 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: −$1,069
• Net cashflow: $1,044

Break-even live

Break-even rent $3,768

Max offer price $369,000

Occupancy floor 74%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Lakehaven Dr #1516 Sunnyvale, CA	5.0	3.0	1888	$5,370	$2.84	2d	1	0.40mi
568 Saco Ter Sunnyvale, CA	4.0	3.0	1720	$5,200	$3.02	2d	1	0.59mi
1171 La Rochelle Ter Unit G Sunnyvale, CA	3.0	2.5	2156	$5,200	$2.41	2d	1	0.67mi
550 E Weddell Dr Sunnyvale, CA	1.0–3.0	1.0–2.0	1255	$5,966	$4.75	2d	8	0.67mi
1235 Wildwood Ave Sunnyvale, CA	1.0–3.0	1.0–2.0	910	$3,377	$3.71	2d	12	0.87mi
1257 Lakeside Dr Sunnyvale, CA	3.0	1.0–3.0	903	$5,075	$5.62	2d	1	0.96mi
781 N Fair Oaks Ave #6 Sunnyvale, CA	3.0	2.0	1134	$3,795	$3.35	16d	1	0.97mi

Listing history 30 events

1. 2026-06-18
   days on market $369,000 Active 16 DOM
2. 2026-06-17
   days on market $369,000 Active 15 DOM
3. 2026-06-16
   days on market $369,000 Active 14 DOM
4. 2026-06-15
   days on market $369,000 Active 13 DOM
5. 2026-06-13
   days on market $369,000 Active 11 DOM
6. 2026-06-13
   days on market $369,000 Active 10 DOM
7. 2026-06-09
   days on market $369,000 Active 7 DOM
8. 2026-06-08
   days on market $369,000 Active 6 DOM
9. 2026-06-07
   days on market $369,000 Active 5 DOM
10. 2026-06-05
    days on market $369,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $369,000 Active 1 DOM
12. 2026-06-01
    days on market $369,999 Active 30 DOM
13. 2026-05-31
    days on market $369,999 Active 29 DOM
14. 2026-05-08
    price $369,999 599-char remark
15. 2026-05-02
    listed $379,999 Active 599-char remark
16. 2024-02-08
    soldstatus $349,000 Sold
17. 2024-02-08
    soldstatus $349,000
18. 2024-01-28
    status Pending (Do Not Show)
19. 2024-01-19
    historical Contingent
20. 2024-01-16
    listed $349,000 Active
21. 2024-01-16
    listed $349,000
22. 2018-03-16
    soldstatus $230,650 Sold
23. 2018-02-16
    status Pending (Do Not Show)
24. 2018-02-09
    listed $229,000 Active
25. 2008-03-18
    soldstatus $54,000
26. 2008-02-23
    historical
27. 2008-01-04
    listed $64,500
28. 2004-02-17
    historical
29. 2004-01-27
    soldstatus $61,000
30. 2003-10-15
    listed $63,000

ⓘ 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: $61,078
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$6,964
• − Repairs & maintenance: −$4,886
• − Management: −$4,886
• − Depreciation: −$10,735
• Taxable income: $7,402
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $10,755/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

+485.7% since first listed

14 events — show timeline

• 2026-06-02 Listed $369,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-02-08 Sold (MLS) $349,000 MLSListings
• 2024-01-28 Pending — MLSListings
• 2024-01-19 Contingent — MLSListings
• 2024-01-16 Listed $349,000 MLSListings
• 2018-03-16 Sold (MLS) $230,650 MLSListings
• 2018-02-16 Pending — MLSListings
• 2018-02-09 Listed $229,000 MLSListings
• 2008-03-18 Sold (MLS) $54,000 MLSListings
• 2008-02-23 Listing Removed — MLSListings
• 2008-01-04 Listed $64,500 MLSListings
• 2004-02-17 Listing Removed — MLSListings
• 2004-01-27 Sold (MLS) $61,000 MLSListings
• 2003-10-15 Listed $63,000 MLSListings