Updated Residential Income
For Sale
$369,000
17-433 Sylvian Way, Los Altos, CA 94022
Quartz countertops, stainless appliances, and flexible retreat space complement a recently refreshed corner-lot home.
Property Size1,456 SF
Price / SF$253.43
Days on Market49
Property Features for 17-433 Sylvian Way
General Information
Standard status
Active
Size
1,456 SF
Property subtype
Manufactured In Park
Additional Details
Public Transit
Yes
Multifamily Units
1
Amenities
clubhouse
pool
spa
covered side deck
paver stone patio
mature landscaping
Building Details
Buildings
1
Construction
Craftsman-style
Listing Agency:
Alliance Manufactured Homes, Inc.
(408) 734-3300
Listed By:
Candy Harvey
(408) 612-5795
Source:
Exprealty
Added: Jul 16
Changed: Sep 1
Last Checked: Sep 1 at 10:03PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Alliance Manufactured Homes, Inc.
Investment Insights
Based on property information with market context.
Located at 17-433 Sylvian Way in Los Altos, this 1,456-square-foot residential income property occupies a corner lot in Sunset Estates, a 55+ community. The home has been updated with quartz countertops, stainless steel appliances, plantation shutters, laminate flooring, modern fixtures, and California Closets organizers. A third bedroom has been reconfigured as a private retreat that can serve as an office, sitting room, or hobby area. Additional features include a beverage refrigerator, overhead utility-room cabinetry, a covered side deck, paver patio, mature landscaping, and a Craftsman-style exterior. The roof is less than 3 months old.
Community amenities include a clubhouse, pool, and spa. The property is near Sylvan Park, Mountain View Senior Center, Castro Street dining, Shoreline Lake, Stevens Creek Trail, shopping, Caltrain, and major commute routes.
Community amenities include a clubhouse, pool, and spa. The property is near Sylvan Park, Mountain View Senior Center, Castro Street dining, Shoreline Lake, Stevens Creek Trail, shopping, Caltrain, and major commute routes.
Key Highlights
- 1,456‑square‑foot updated home on a corner lot
- Located in Sunset Estates, a 55+ community
- Third bedroom converted to a private retreat
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,676
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$553,520
$553.5K
Cap Rate 7%
$395,371
$395.4K
Cap Rate 9%
$307,511
$307.5K
Market Conditions
NOI Build-Up for 1,456 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$52.4K $36.00/SF
− Vacancy
−$2.1K −$1.44/SF
EGI
$50.3K $34.56/SF
− OpEx
−$22.6K −$15.55/SF
NOI
$27.7K $19.01/SF
Area
Santa Clara County, CA
Vacancy
4.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$553,520
Cap Rate 7%
$395,371
Cap Rate 9%
$307,511
Alternative Uses
Best Use
Apartment 5plus
$395.4K
$346.0K – $461.3K
NOI $27,676 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$879.0K
$769.1K – $1.03M
NOI $61,531 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,419
Businesses Nearby
Explore this area
Business Placement
Demographics for 94022, CA
20,842
Population
8,151
Households
2.6
Avg Household Size
48
Median Age
89%
College-Educated
100%
High-School Grad
17.7 sq mi
ZIP Area
1,178
Density / Sq Mi
$250,001
Median Household Income
$144,301
Median Earnings
$3,501
Median Rent
$2,000,001
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Quartz countertops, stainless appliances, and flexible retreat space complement a recently refreshed corner-lot home.
Where is this residential income property located?
The property is located at 17-433 Sylvian Way Los Altos, CA.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 1,456‑square‑foot updated home on a corner lot; Located in Sunset Estates, a 55+ community; Third bedroom converted to a private retreat
