6130 Monterey Rd #22 · San Jose, CA 95138

$395,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 41 Days on market

Built 1972 Good condition Est $343k · 15% over

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Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity mobile home located in the desirable Monterey Oaks park. This remodeled 1972 home has 3 bedrooms, 2 bathrooms with laminate flooring throughout, Marble countertops, plus spacious side yard and backyard space. Covered carport fits 3 vehicles. Reasonable space rent of $1,319. Monterey Oaks offers amenities such as pool, hot tub, gym, tennis court, clubhouse, basketball hoop, children's playground, barbecue area, laundry room, plus security patrol!

Key facts

• Laminate flooring
• Marble countertops
• Covered carport

Tags

• REMODELED HOME
• LAMINATE FLOORING
• MARBLE COUNTERTOPS
• SPACIOUS SIDE YARD
• BACKYARD SPACE
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Community amenities: billiard room, club house, community pool, gym/exercise facility, playground, recreation room, RV/boat storage, sauna/spa/hot tub, tennis court/facility

Exterior

• Parking: Space number 22 (assigned/numbered); Space rent $1,320
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Manufactured home on leased land; Entry level information not provided
• Construction: Living area approximately 1,400 (source: assessor)
• Exterior features: Shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating; Central forced air cooling
• Interior features: Separate family room; Dining area (see remarks); Pets allowed with number restrictions

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $395k).
• Recommended offer: $383k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 9 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).

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 41 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 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: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $383,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $343,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 Monterey Rd #260	0.20mi	3/2.0	1,344 (-4%)	8mo	$405,000	$301	78
6130 Monterey Rd #237	0.03mi	3/2.0	1,440 (+3%)	22mo	$350,000	$243	76
6130 Monterey Rd #99	0.11mi	3/2.0	1,560 (+11%)	5mo	$378,000	$242	72
6130 Monterey Hwy #189	0.20mi	3/2.0	1,238 (-12%)	2mo	$400,000	$323	70
6130 Monterey Rd #25	0.20mi	2/2.0 (-1)	1,368 (-2%)	14mo	$290,000	$212	70
6130 Monterey Rd #174	0.20mi	3/2.0	1,440 (+3%)	19mo	$330,000	$229	70
6130 Monterey Hwy #217	0.20mi	3/2.0	1,503 (+7%)	16mo	$403,500	$268	66
6130 Monterey Rd #316	0.20mi	3/2.0	1,600 (+14%)	7mo	$345,000	$216	61
6130 Monterey Hwy #266	0.20mi	3/2.0	1,534 (+10%)	18mo	$400,000	$261	60
6130 Monterey Rd #46	0.20mi	3/2.0	1,560 (+11%)	21mo	$382,000	$245	54
6130 Monterey Rd #215	0.20mi	3/2.0	1,582 (+13%)	20mo	$390,000	$247	52
6130 Monterey Hwy #136	0.20mi	3/2.0	1,200 (-14%)	20mo	$250,000	$208	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-22,574
• Equity at exit: $58,896

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $33,873
• Equity at exit: $34,152

Cash invested: $110,600 (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 95138

• Home prices YoY: -6.5%
• Active inventory: 31
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,278 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $650

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 80%

Sensitivity live

Price	-10% $922	-5% $786	+0% $650	+5% $513	+10% $377
Rent	-10% $312	-5% $481	+0% $650	+5% $818	+10% $987
Rate	-1.0pp $848	-0.5pp $750	base $650	+0.5pp $547	+1.0pp $443

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Monterey Rd San Jose, CA	1.0–3.0	1.0–3.0	950	$4,445	$4.68	2d	12	0.26mi
1075 Esparanza Way San Jose, CA	3.0	3.0	1439	$4,300	$2.99	3d	1	0.32mi
7011 Rodling Dr Unit E San Jose, CA	2.0	2.5	1093	$3,400	$3.11	44d	1	0.40mi
6818 Chroma Ct San Jose, CA	3.0	3.0	1563	$4,295	$2.75	11d	1	1.04mi
206 Martinvale Ln San Jose, CA	3.0	2.0	1300	$4,300	$3.31	2d	1	1.06mi
7060 Cypress Point Ct San Jose, CA	3.0	3.0	1850	$4,000	$2.16	3d	1	1.08mi
6670 Emergent Way San Jose, CA	1.0–3.0	1.0–2.0	1024	$4,953	$4.83	2d	4	1.15mi
6809 Canine Ct San Jose, CA	3.0	3.0	1822	$4,375	$2.40	2d	1	1.16mi
6568 Vision Ct San Jose, CA	2.0	2.0	1096	$4,200	$3.83	2d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $395,000 Active 41 DOM
2. 2026-06-17
   days on market $395,000 Active 40 DOM
3. 2026-06-16
   days on market $395,000 Active 39 DOM
4. 2026-06-15
   days on market $395,000 Active 38 DOM
5. 2026-06-13
   days on market $395,000 Active 36 DOM
6. 2026-06-13
   days on market $395,000 Active 35 DOM
7. 2026-06-09
   days on market $395,000 Active 32 DOM
8. 2026-06-08
   days on market $395,000 Active 31 DOM
9. 2026-06-07
   days on market $395,000 Active 30 DOM
10. 2026-06-05
    days on market $395,000 Active 27 DOM
11. 2026-06-03
    days on market $395,000 Active 26 DOM
12. 2026-06-02
    days on market $395,000 Active 25 DOM
13. 2026-06-01
    days on market $395,000 Active 24 DOM
14. 2026-05-31
    days on market $395,000 Active 23 DOM
15. 2026-05-12
    status Pending 467-char remark

    Show marketing remark (467 chars)

    Great opportunity mobile home located in the desirable Monterey Oaks park. This remodeled 1972 home has 3 bedrooms, 2 bathrooms with laminate flooring throughout, Marble countertops, plus spacious side yard and backyard space. Covered carport fits 3 vehicles. Reasonable space rent of $1,319. Monterey Oaks offers amenities such as pool, hot tub, gym, tennis court, clubhouse, basketball hoop, children's playground, barbecue area, laundry room, plus security patrol!

16. 2026-05-12
    status Pending (Do Not Show) 467-char remark

    Show marketing remark (467 chars)

    Great opportunity mobile home located in the desirable Monterey Oaks park. This remodeled 1972 home has 3 bedrooms, 2 bathrooms with laminate flooring throughout, Marble countertops, plus spacious side yard and backyard space. Covered carport fits 3 vehicles. Reasonable space rent of $1,319. Monterey Oaks offers amenities such as pool, hot tub, gym, tennis court, clubhouse, basketball hoop, children's playground, barbecue area, laundry room, plus security patrol!

17. 2026-04-21
    listed $395,000 Active 467-char remark

    Show marketing remark (467 chars)

    Great opportunity mobile home located in the desirable Monterey Oaks park. This remodeled 1972 home has 3 bedrooms, 2 bathrooms with laminate flooring throughout, Marble countertops, plus spacious side yard and backyard space. Covered carport fits 3 vehicles. Reasonable space rent of $1,319. Monterey Oaks offers amenities such as pool, hot tub, gym, tennis court, clubhouse, basketball hoop, children's playground, barbecue area, laundry room, plus security patrol!

18. 2026-04-21
    listed $395,000 Active 467-char remark

    Show marketing remark (467 chars)

    Great opportunity mobile home located in the desirable Monterey Oaks park. This remodeled 1972 home has 3 bedrooms, 2 bathrooms with laminate flooring throughout, Marble countertops, plus spacious side yard and backyard space. Covered carport fits 3 vehicles. Reasonable space rent of $1,319. Monterey Oaks offers amenities such as pool, hot tub, gym, tennis court, clubhouse, basketball hoop, children's playground, barbecue area, laundry room, plus security patrol!

ⓘ 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 3/10 Moderate FEMA zone D · 18% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,331
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$4,106
• − Management: −$4,106
• − Depreciation: −$11,491
• Taxable income: $1,601
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $7,410/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled 1972 mobile home in Monterey Oaks park is in good condition with modern updates and ample outdoor space. It's move-in ready with minor maintenance needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 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): 18,960
• Household income: $204,476
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 254.0

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 0.66)
• Race & ethnicity: Asian 49% Hispanic / Latino 25% Two or more races 17% White 17% Black 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Russian 1% Lithuanian 1% Italian 1%
• Foreign-born: 40% · Vietnam, Canada, China
• Languages at home: 40% English-only · Spanish 16% Vietnamese 13% Other Indo-European 10%

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: ▼ -120.53%
• Current HPI: 1737.74
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Pending — MLSListings
• 2026-04-21 Listed $395,000 MLSListings
• 2026-04-21 Listed $395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR