# House Hacking in San José (95148): An under-construction LRT station lands in-ZIP by 2027–28 · The Rent Hacker

> San José 95148 for house hackers: An under-construction light-rail station lands directly in-ZIP, converting a bus-only bedroom community to rail-served with

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[South Bay guide](/house-hacking/south-bay/) · Tier A · Rank #6 of 60

# House hacking in San José (Evergreen / West Evergreen).

An under-construction light-rail station lands directly in-ZIP, converting a bus-only bedroom community to rail-served with a BART transfer at Milpitas.

**Status check:** Verified 2026-07-17: same EBRC progress as 95122, past 50% construction and on schedule for early-2028 revenue service; tier held.

## What's actually happening in 95148

-   Under construction
    
    EBRC: the Eastridge Transit Center at-grade LRT station sits in-ZIP at Eastridge Mall (Capitol Expwy at Tully), with the Story Rd station on the 95148/95122 boundary. [VTA Eastridge to BART Regional Connector](https://www.vta.org/projects/eastridge-bart-regional-connector)
    
-   Funded, under construction
    
    The EBRC program: ~$600M, ~67% complete as of 6/30/2026, delivery 2027–28, fully funded per VTA (2016 Measure B, Measure A, RM3, state and federal sources); it connects to BART at Milpitas. [VTA](https://www.vta.org/projects/eastridge-bart-regional-connector)
    
-   Under construction
    
    Capitol Expressway corridor upgrades (pedestrian, landscaping, and station-area work) delivered with the guideway. [VTA](https://www.vta.org/projects/eastridge-bart-regional-connector)
    

## The numbers

Median price

~$1,358,837 (2026)

Market rent

3bd ~$4,200/mo (metro by-bed read, confirm per parcel)

Property tax (Santa Clara County)

1.54% median effective (per-ZIP read, 2026-07-10; verify the TRA per parcel)

Per-bed rent band

$1,200–1,500/mo per bed

ADU rent band

1bd $2,200–2,600, 2bd detached $2,700–3,100/mo (large lots favor detached)

Whole-home rent band

$4,000–4,300/mo whole-home (3bd)

Underwriting vacancy

4–4.5% underwriting vacancy

Appreciation scenarios

2.5 / 3.5 / 5.0 %/yr (conservative / base / upside)

Larger Evergreen tract lots favor ADUs. Appreciation basis: The in-ZIP Eastridge LRT station (2027–28) carries the base; rail opening plus Milpitas BART transfer demand is the upside; date-slip risk and today's bus-only service cap the conservative case. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. [Run your own scenario in the calculator](/calculator/).

## Buildings we underwrote in 95148

No building in 95148 has reached a board yet. This list fills in the week one does.

## The house-hack angle

A detached ADU or SB-9 lot split on the larger Evergreen lots (Holly Oak and Murillo are strongest); San José's ADU program is permissive, with a Pre-Approved ADU track at ~1–2 week review. The renter base is commuters gaining new rail reach. Some Evergreen subdivisions carry HOAs that can restrict rentals or ADUs: verify per parcel.

## What breaks it

-   ~90% R-1 single-family; the density lever is entirely ADU and SB-9
-   An EBRC date slip (2027 vs 2028) delays the appreciation trigger
-   Local anchors are thin (Eastridge retail plus Regional Medical, which is contracting), and the East Foothills fringe needs a higher insurance line plus a FAIR Plan eligibility check

This page is the standing analysis. The weekly part, actual San José-area listings that pass the math, lands on the South Bay board every Friday.

[This week's South Bay board](/board/sf-south-bay/)

[This week's South Bay board](/board/sf-south-bay/) · [Read past South Bay issues](/issues/sf-south-bay/) · [Every pick, on the record](/track-record/) · [How a deal becomes a pick](/methodology/)

Data synthesized 2026-07-05, catalysts re-verified 2026-07-17. Mortgage-rate basis: 6.43% (Freddie Mac PMMS, week of 2026-07-02). Sources are the public planning documents and market listings named above, fetched on the synthesis date. Nothing here is investment advice; every deal needs a bindable insurance quote and parcel-level verification.