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.
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
Safety 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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