List Price
$3.10M
$1,584/sqft
AI Fair Market Value
$3.02M
Suggested Offer Range
$2.90M - $3.15M
Fairbrae Eichlers in 94087 command premium pricing. Recent sales: 1544 Klamath Dr sold $3.815M (updated), 573 Connemara Way sold $2.9M (original). This home's original condition places it mid-range.
Monthly payment + cash to close
On $3,100,000 list priceMonthly (PITI + HOA)
$20,606
P&I $16,085 · Tax $3,229 · Ins $1,292
Cash needed at closing
$697,500
Down $620,000 · Closing costs $77,500 (~2.5%)
Defaults: California Prop 13 tax reset at purchase (1.25%), ~0.5% insurance (raise if the home is in a wildfire/flood zone). Edit any field with your actual prequal numbers.
Disclosure Analysis
Classic Fairbrae Eichler in the highly desirable 94087 zip code. The radiant heat system and flat roof are the two Eichler-specific concerns to evaluate carefully. Original condition creates both renovation opportunity and risk.
Red Flags (4)
Radiant Heat System - No Recent Test
Original 1960 radiant floor heating system. Last pressure test was 2019 (passed). System is 65 years old. If failure occurs: $45,000-65,000 for hydronic conversion, $25,000-35,000 for mini-split alternative.
Source: TDS - Page 5
Flat Roof Maintenance Due
Tar and gravel roof last recoated in 2021. Typical 5-7 year coating cycle. Budget $18,000-28,000 for recoating within 1-2 years. Full replacement if substrate damaged: $65,000-85,000.
Source: Roof Inspection - Full Report
Original Single-Pane Windows
Floor-to-ceiling windows are original single-pane. Energy efficiency impact is significant. Period-appropriate dual-pane replacement: $40,000-55,000. Some buyers prefer original for authenticity.
Source: SPQ - Page 8
Asbestos Tile Suspected
Original 9x9 floor tiles in utility room may contain asbestos (common in 1960s homes). Test before any renovation. Encapsulation or professional removal if confirmed.
Source: Pest Report - Page 4
Recommendations
- ✓CRITICAL: Request current radiant heat pressure test before removing contingencies
- ✓Get roof substrate assessment - not just surface condition
- ✓Budget $80,000-120,000 for potential Eichler-specific updates
- ✓Use Eichler-specialized inspector (Boyenga Team has referral list)
- ✓Review PG&E bills to understand heating costs with radiant system
- ✓Test floor tiles for asbestos before any floor work
Environment Analysis
Overall Score
82/100
Safety
82/100
Very SafeNoise Level
85/100
Road: 25
Schools
78/100
3 nearby
Risk factors on the map
Sign in to load the 18 layersSafety Details
Jurisdiction: Sunnyvale
Incidents (1km radius): 78 in 365 days
Rate: 4.1 per 1,000 residents
• One of safest neighborhoods in Sunnyvale
• Low property crime rate
• Active neighborhood watch program
Nearby Schools
Cumberland Elementary
elementary
Sunnyvale Middle
middle
Fremont High
high
Superfund Site: None within 5km (km away)
Risk Score: 3/100 (low)
Feng Shui Analysis
Overall Score
78/100
Facing Direction
180°
South
Road Sha Score
88/100
0 issues
Overall: South-facing orientation maximizes natural light - excellent for Eichler design
Advice: Period 9 favorable for creativity and family. Atrium brings balanced energy to center.
Water: Consider small water feature in atrium or back garden for prosperity
Roads: Cul-de-sac location provides excellent protection from road sha
Market Comparable Analysis
Avg Sold Price
$3.05M
Avg $/Sqft
$1,550
Active Listings
3
Sold (90 days)
6
Market Insights
AI Summary
Priced appropriately for original-condition Eichler in premium location. If radiant heat tests well, fair value. Renovation potential could add $500K-800K to value.
Offer Strategy
Request radiant heat pressure test as condition of offer
Offer $3.0M with inspection contingency for conservative approach
Cash or large down payment (25%+) strengthens offer significantly
17-21 day close timeline can offset slightly lower price
Include pre-approval from lender familiar with Eichler properties
Questions to Ask
When was radiant heat system last pressure tested? Can we see results?
What is the roof substrate condition - not just surface?
What are average monthly PG&E costs with radiant heating?
Has any asbestos testing been done on original materials?
Are there restrictions on exterior modifications in Fairbrae?
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