1500 Virginia Pl #161 · San Jose, CA 95116

$179,900

3 bd · 2.0 ba · 923 sqft · Manufactured · 62 Days on market

Built 1995 Est $271k · 34% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

Key facts

• Wall ac unit
• Garbage disposal
• Tile countertops

Tags

• TILE FLOORING
• REFRIGERATOR
• GARBAGE DISPOSAL
• TILE COUNTERTOPS
• CEILING FAN WITH LIGHTS
• WALL AC UNIT

Property features AI

Finance

• Other: Age restrictions: No restrictions
• HOA & community: Community clubhouse; Leased land arrangement

Exterior

• Parking: Carport parking (2 spaces); Designated space number 161; Monthly space rent
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence (mobile/manufactured in park); Living area approximately 923
• Construction: Composition roofing
• Exterior features: Composition roof; Leased land (park home site)

Interior

• Kitchen: Garbage disposal; Refrigerator included
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Bathrooms with shower and tub; tile finishes
• Heating & cooling: Central forced air heating; Window/wall cooling unit
• Interior features: Tile flooring; Double-pane windows
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• 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 (+7.5%/yr); 65 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $3,374/mo this rent would consume 47% of the median local household income ($86k/yr) (locally 2058% 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 $1k of loan paydown is wiped out by about $5k 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 + 7.5% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y 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

• 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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.88% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.88%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $271,362
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 S 34th St #36	0.04mi	2/2.0 (-1)	800 (-13%)	5mo	$235,000	$294	66
655 655 S. 34th St #48	0.04mi	2/2.0 (-1)	820 (-11%)	14mo	$150,000	$183	63
540 Bonita Ave #219	0.21mi	2/2.0 (-1)	800 (-13%)	21mo	$315,000	$394	45

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.54×
• Total profit: $77,590
• Equity at exit: $26,824

10-year hold

• IRR: 43.5%
• Equity multiple: 6.10×
• Total profit: $257,043
• Equity at exit: $15,554

Cash invested: $50,372 (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 95116

• Rents YoY: 7.5%
• Active inventory: 65
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,374 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,422

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,546	-5% $1,484	+0% $1,422	+5% $1,360	+10% $1,298
Rent	-10% $1,156	-5% $1,289	+0% $1,422	+5% $1,555	+10% $1,689
Rate	-1.0pp $1,513	-0.5pp $1,468	base $1,422	+0.5pp $1,375	+1.0pp $1,328

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1665 E San Antonio St Unit A San Jose, CA	2.0	1.0	900	$3,150	$3.50	5d	1	0.44mi
170 S 30th St San Jose, CA	2.0	1.0	850	$3,795	$4.46	18d	1	0.48mi
374 S 21st St Unit 2 San Jose, CA	2.0	2.0	749	$3,199	$4.27	44d	1	0.69mi
2022 Liberia Cir San Jose, CA	2.0	1.5	1000	$3,125	$3.12	24d	1	1.02mi
2340 Lendrum Ave San Jose, CA	2.0	1.0	735	$2,900	$3.95	4d	1	1.25mi
2050 McKee Rd San Jose, CA	1.0–2.0	1.0	734	$3,629	$4.94	2d	7	1.29mi
516 Martha St #111 San Jose, CA	2.0	2.0	952	$2,995	$3.15	44d	1	1.39mi
952 S 11th St San Jose, CA	1.0–2.0	1.0–2.0	1068	$3,200	$3.00	24d	1	1.41mi
49 Muirfield Ct San Jose, CA	2.0	1.5	1054	$2,998	$2.84	2d	1	1.41mi
1072 S 11th St #2 San Jose, CA	2.0	1.0	780	$3,400	$4.36	5d	1	1.46mi
2555 Alum Rock Ave San Jose, CA	1.0–2.0	1.0	620	$2,116	$3.41	2d	1	1.47mi
2601 Nuestra Castillo Ct San Jose, CA	2.0–3.0	1.0–2.0	1154	$3,960	$3.43	2d	1	1.49mi
429 S 9th St San Jose, CA	2.0	1.5	848	$2,795	$3.30	5d	1	1.50mi

Listing history 43 events

1. 2026-06-21
   days on market $179,900 Active 62 DOM
2. 2026-06-18
   days on market $179,900 Active 59 DOM
3. 2026-06-17
   days on market $179,900 Active 58 DOM
4. 2026-06-16
   days on market $179,900 Active 57 DOM
5. 2026-06-15
   days on market $179,900 Active 56 DOM
6. 2026-06-13
   days on market $179,900 Active 54 DOM
7. 2026-06-13
   days on market $179,900 Active 53 DOM
8. 2026-06-09
   days on market $179,900 Active 50 DOM
9. 2026-06-08
   days on market $179,900 Active 49 DOM
10. 2026-06-07
    days on market $179,900 Active 48 DOM
11. 2026-06-05
    days on market $179,900 Active 45 DOM
12. 2026-06-03
    days on market $179,900 Active 44 DOM
13. 2026-06-02
    days on market $179,900 Active 43 DOM
14. 2026-06-01
    days on market $179,900 Active 42 DOM
15. 2026-05-31
    days on market $179,900 Active 41 DOM
16. 2026-05-18
    status Active 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

17. 2026-05-18
    status Active 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

18. 2026-03-31
    status Pending 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

19. 2026-03-31
    status Pending (Do Not Show) 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

20. 2026-03-02
    listed $179,900 Active 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

21. 2026-03-02
    listed $179,900 Active 889-char remark

    Show marketing remark (889 chars)

    Check out this charming 1995 home located in the Community of Bella Rosa. This property boasts approximately 923 square feet, featuring 3 bedrooms and 2 bathrooms. The living room and dining area are adorned with tile flooring. The kitchen comes equipped with a refrigerator, garbage disposal, tile countertops, and a ceiling fan with lights. The master bedroom includes tile flooring, a wall AC unit, and a ceiling fan with lights. The guest bedrooms also feature tile flooring along with ceiling fans equipped with lights. The master bathroom is fitted with a fan, cabinets, tile flooring, a tub, and a shower. Meanwhile, the guest bathroom includes a fan, cabinets, tile countertops, tile flooring, a tub, and a shower as well. The utility room has tile flooring, and a washer and dryer are included with the home. Additionally, the property features double-pane windows. Stop by today!

22. 2026-02-24
    historical
23. 2026-02-16
    status Active
24. 2026-01-17
    status Pending
25. 2025-12-29
    price
26. 2025-12-12
    price
27. 2025-11-10
    price
28. 2025-08-07
    price
29. 2025-05-27
    price
30. 2025-01-13
    listed Active
31. 2019-04-30
    soldstatus $176,000 Sold
32. 2019-03-01
    status Pending (Do Not Show)
33. 2019-02-08
    price $184,900
34. 2019-02-08
    status Active
35. 2019-02-08
    historical
36. 2018-08-14
    listed $189,999 Active
37. 2016-06-28
    historical
38. 2016-06-27
    soldstatus $120,789 Sold
39. 2016-06-16
    status Pending (Do Not Show)
40. 2016-03-19
    status Active
41. 2016-03-14
    status Pending (Do Not Show)
42. 2016-03-02
    price $115,789
43. 2016-03-02
    listed $15,789 Active

ⓘ 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 X · 0% 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 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,486
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − Depreciation: −$5,233
• Taxable income: $15,100
• Est. tax owed @ 24.0%: −$3,624
• After-tax cash flow: $13,441/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): 48,042
• Household income: $85,818
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 2058.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% Asian 29% Two or more races 22% White 8% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Russian 2% Slovak 1% Subsaharan African 1%
• Foreign-born: 48% · Canada, Vietnam, China
• Languages at home: 22% English-only · Spanish 49% Vietnamese 12% Tagalog/Filipino 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: ▼ -623.43%
• Current HPI: 352.328
• Rent YoY: ▲ 7.54%
• 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

+1039.4% since first listed

28 events — show timeline

• 2026-05-18 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-18 Relisted — MLSListings
• 2026-03-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-31 Pending — MLSListings
• 2026-03-02 Listed $179,900 MLSListings
• 2026-03-02 Listed $179,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-16 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-29 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-10 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-07 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-27 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-13 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-04-30 Sold (MLS) $176,000 MLSListings
• 2019-03-01 Pending — MLSListings
• 2019-02-08 Price Changed $184,900 MLSListings
• 2019-02-08 Relisted — MLSListings
• 2019-02-08 Listing Removed — MLSListings
• 2018-08-14 Listed $189,999 MLSListings
• 2016-06-28 Listing Removed — MLSListings
• 2016-06-27 Sold (MLS) $120,789 MLSListings
• 2016-06-16 Pending — MLSListings
• 2016-03-19 Relisted — MLSListings
• 2016-03-14 Pending — MLSListings
• 2016-03-02 Price Changed $115,789 MLSListings
• 2016-03-02 Listed $15,789 MLSListings

Property tax history

-12.9%/yr

Latest (2011): $262 · -14.8% YoY. Source: county tax records.