2150 Monterey Rd #87 · San Jose, CA 95112

$350,000

2 bd · None ba · 780 sqft · Manufactured · 1 Days on market

Built 2026 Est $271k · 29% over

---

Why this score? — see what drove the F 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 +9.6/30.0
• Schools +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand new single-wide home is situated in a desirable, all-age, family-friendly community. It features 2 bedrooms and 2 bathrooms with a split floor plan that enhances privacy. The open-concept kitchen and living area includes white cabinetry, stainless steel appliances, recessed lighting, and a ceiling fan. The primary bedroom is conveniently located at the rear of the home and features a spacious closet and an en-suite bathroom. The comfortable secondary bedroom is located at the front of the home. The location is convenient, with nearby shopping, dining, and entertainment options at The Plant, along with easy access to Highway 87 for a straightforward commute.

Key facts

• Ceiling fan
• Open-concept kitchen
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• CEILING FAN
• SPACIOUS CLOSET

Property features AI

Finance

• Other: No age restrictions; family park with pets allowed; Local property tax (LPT)
• HOA & community: Clubhouse; Community pool; Playground

Exterior

• Parking: Assigned space #87 (monthly rent $1,300)
• Utilities: Public sewer; Individual water meter; Water on site; Individual electric meters; Individual gas meters
• Home design: Manufactured home
• Exterior features: Composition roof; Park home site will remain in place; Assessor-listed lot size

Interior

• Bedrooms: 2 bedrooms
• Heating & cooling: Central forced air heating
• Interior features: Eat-in kitchen; Ceiling fan

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.1% below list).
• Recommended offer: $276k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• East Side Union High (urban): math 53% / reading 70% proficiency, ranked #69 of 517 in CA (top 13%) — 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 ($89k/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 $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,977 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $270,660
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2150 Monterey Rd #7	0.00mi	2/1.0	756 (-3%)	3mo	$249,900	$331	93
2150 Monterey Rd #89	0.00mi	2/1.0	784 (+0%)	10mo	$240,000	$306	90
2150 Monterey Hwy #143	0.00mi	2/1.0	806 (+3%)	7mo	$280,000	$347	88
2150 Monterey Rd #140	0.00mi	2/2.0	800 (+3%)	14mo	$260,000	$325	84
2150 Monterey Rd #191	0.00mi	2/1.0	728 (-7%)	12mo	$210,000	$288	79
2150 MONTEREY Rd #104	0.00mi	2/1.0	728 (-7%)	15mo	$279,000	$383	76
2150 Monterey Rd #100	0.12mi	2/1.0	832 (+7%)	9mo	$300,000	$361	76
2150 Monterey #54	0.00mi	1/1.0 (-1)	728 (-7%)	12mo	$263,000	$361	74
2135 Little Orchard St #77	0.61mi	2/2.0	880 (+13%)	19mo	$319,900	$364	34

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: -19.8%
• Equity multiple: 0.30×
• Total profit: $-68,353
• Equity at exit: $52,186

10-year hold

• IRR: -10.2%
• Equity multiple: 0.35×
• Total profit: $-64,124
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-239

Break-even live

Break-even rent $3,062

Max offer price $315,481

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 La Rossa Cir San Jose, CA	2.0	1.0	750	$2,782	$3.71	2d	2	1.00mi
1426 Ford Ave San Jose, CA	2.0	1.0	900	$2,800	$3.11	15d	1	1.01mi
1450 Pomona Ave San Jose, CA	1.0	1.0	675	$1,900	$2.81	22d	1	1.02mi
88 Montecito Vista Dr San Jose, CA	2.0	2.0	840	$2,691	$3.20	2d	1	1.12mi
273 Stonegate Cir San Jose, CA	2.0	1.0	704	$2,800	$3.98	44d	1	1.14mi
2898 Villa Monterey San Jose, CA	1.0–2.0	1.0	650	$2,780	$4.28	14d	1	1.14mi
2118 Canoas Garden Ave San Jose, CA	2.0	1.5–2.0	830	$2,745	$3.31	44d	7	1.17mi
1297 Plum St Unit 1297-05 San Jose, CA	1.0	1.0	600	$1,850	$3.08	44d	1	1.20mi
1297 Plum St San Jose, CA	1.0	1.0	600	$1,850	$3.08	44d	1	1.20mi
995 Tully Rd San Jose, CA	2.0	1.0	819	$3,278	$4.00	2d	6	1.25mi
200 Lewis Rd San Jose, CA	1.0–3.0	1.0–2.0	867	$2,551	$2.94	2d	1	1.25mi
1006 Summerplace Dr San Jose, CA	2.0	2.5	1068	$3,650	$3.42	2d	1	1.27mi
978 Summerplace Dr San Jose, CA	1.0	1.0	730	$2,395	$3.28	16d	1	1.28mi
2988 Grassina St #309 San Jose, CA	2.0	2.0	1048	$3,600	$3.44	2d	1	1.35mi
1068 Summershore Ct San Jose, CA	1.0	1.0	730	$2,500	$3.42	16d	1	1.35mi
1200 Lick Ave San Jose, CA	1.0	1.0	550	$1,633	$2.97	44d	3	1.39mi
1277 Babb Ct San Jose, CA	2.0	2.0	1123	$3,550	$3.16	4d	3	1.39mi
1072 S 11th St #2 San Jose, CA	2.0	1.0	780	$3,400	$4.36	4d	1	1.40mi

Listing history 2 events

1. 2026-06-17
   remarks 676-char remark

   Show marketing remark (676 chars)

   This brand new single-wide home is situated in a desirable, all-age, family-friendly community. It features 2 bedrooms and 2 bathrooms with a split floor plan that enhances privacy. The open-concept kitchen and living area includes white cabinetry, stainless steel appliances, recessed lighting, and a ceiling fan. The primary bedroom is conveniently located at the rear of the home and features a spacious closet and an en-suite bathroom. The comfortable secondary bedroom is located at the front of the home. The location is convenient, with nearby shopping, dining, and entertainment options at The Plant, along with easy access to Highway 87 for a straightforward commute.

2. 2026-06-17
   listed $350,000 Active 1 DOM

   Show marketing remark (676 chars)

   This brand new single-wide home is situated in a desirable, all-age, family-friendly community. It features 2 bedrooms and 2 bathrooms with a split floor plan that enhances privacy. The open-concept kitchen and living area includes white cabinetry, stainless steel appliances, recessed lighting, and a ceiling fan. The primary bedroom is conveniently located at the rear of the home and features a spacious closet and an en-suite bathroom. The comfortable secondary bedroom is located at the front of the home. The location is convenient, with nearby shopping, dining, and entertainment options at The Plant, along with easy access to Highway 87 for a straightforward commute.

ⓘ 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 5/10 Major 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: $33,117
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$10,182
• Taxable loss: −$8,969
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $-710/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: East Side Union High
• NCES district ID: 0611820
• Math proficiency: 53% ▲ 12.00%
• Reading proficiency: 70% ▲ 8.00%
• Median HH income: $80,293
• Composite: 55.15/100
• National rank: #1278
• State rank: #69 of 517 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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $350,000 MLSListings
• 2026-06-17 Listed $350,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1201.3%/yr

Latest (2009): $60 · +1201.3% YoY. Source: county tax records.