96 Glenoak Ct · Santa Rosa, CA 95409

$175,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 35 Days on market

Built 1978 Est $144k · 22% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely location on quiet cul-de-sac with this light filled and comfortable double wide in desirable Brookwood Park. Airy living/dining room combo with walk through kitchen, room for a bistro table, and a new stainless gas cooktop. Second bedroom can open to the living room via double sliding doors, to provide a convenient space for den or office. The master bedroom is spacious with walk in closet, and the master bathroom with tile floor, large tub and stall shower. The home is enhanced with the large, shaded and private porch for relaxing on summer days and evenings. A storage shed at the rear of the home is convenient to the carport for easy unloading and storage. Brookwood Park is a premier Mobile Home Park location in Rincon Valley, with multiple walking paths, a seasonal creek and close to Rincon Valley Community Park, library, shopping and transportation. The Park amenities include pool and game room plus a congenial community. Come enjoy the good life at Brookwood.

Key facts

• Parking
• Built 1978
• Listed 35 days

Property features AI

Finance

• Financial info: Land lease amount applies
• HOA & community: No homeowners association; Located in a senior community; Land lease amount applies

Exterior

• Parking: Covered parking; Guest parking available; Total of 1 parking space
• Utilities: Public sewer; Cable available; Internet available; Individual electric meter; Individual gas meter
• Home design: Manufactured home (double wide); Manufactured in park
• Construction: Dualwide/manufactured construction
• Exterior features: Composition roof; Wood skirting; Located in a senior community; Situated in a manufactured-home park (Brookwood Park); Land lease in effect

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Dishwasher; Disposal; Microwave; Freestanding refrigerator; Breakfast area
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Double sinks, shower stall(s), and sunken tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: One electric fireplace; Dining and living area combined; Breakfast area in kitchen; Carbon monoxide detector and smoke detector; Double-strapped water heater
• Laundry & utility: Washer and dryer included; Indoor laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.5% in Santa Rosa — 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 75/100 on livability (#112 in CA, #3,940 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, cost of living F.
• Santa Rosa High (urban): math 31% / reading 47% proficiency, ranked #703 of 1,400 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 32% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Sonoma County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $134k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1978 — 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. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.13%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Glenoak Ct	0.00mi	2/2.0	1,440 (0%)	0mo	$155,000	$108	100
172 Brookview Ct	0.06mi	2/2.0	1,440 (0%)	2mo	$55,000	$38	95
173 Brookview Ct	0.06mi	2/2.0	1,536 (+7%)	2mo	$65,000	$42	84
28 Springhill Ct	0.24mi	3/2.0 (+1)	1,440 (0%)	2mo	$99,000	$69	82
48 Shadyleaf Ct	0.19mi	2/2.0	1,392 (-3%)	6mo	$105,000	$75	80
12 Sandstone Ct	0.29mi	2/2.0	1,440 (0%)	9mo	$225,000	$156	79
128 Brookhill Ct	0.06mi	2/2.0	1,536 (+7%)	9mo	$125,000	$81	79
97 Glenoak Ct	0.01mi	2/2.0	1,248 (-13%)	3mo	$142,500	$114	75
88 Coronado Cir #97	0.38mi	2/2.0	1,506 (+5%)	1mo	$60,000	$40	73
137 Bluestone Ct	0.05mi	2/2.0	1,248 (-13%)	4mo	$125,000	$100	72
70 Coronado Cir	0.35mi	2/2.0	1,248 (-13%)	3mo	$195,000	$156	59
121 Coronado Cir	0.41mi	3/2.0 (+1)	1,300 (-10%)	4mo	$180,000	$138	56

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.83×
• Total profit: $40,454
• Equity at exit: $26,093

10-year hold

• IRR: 28.6%
• Equity multiple: 3.58×
• Total profit: $126,264
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95409

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,881 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $1,067

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,188	-5% $1,127	+0% $1,067	+5% $1,006	+10% $946
Rent	-10% $839	-5% $953	+0% $1,067	+5% $1,181	+10% $1,295
Rate	-1.0pp $1,155	-0.5pp $1,111	base $1,067	+0.5pp $1,022	+1.0pp $975

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Rincon Meadows Ct Santa Rosa, CA	3.0	2.0	1565	$4,000	$2.56	14d	1	0.39mi
6600 Montecito Blvd Unit 02 Santa Rosa, CA	2.0	2.0	950	$2,450	$2.58	22d	1	0.49mi
42 Redwood Ct Santa Rosa, CA	3.0	2.0	1166	$2,700	$2.32	14d	1	0.51mi
6263 Montecito Blvd Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	24d	1	0.78mi
6263 Montecito Blvd Unit 05 Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	14d	1	0.79mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,755	$3.53	14d	6	1.01mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,680	$2.82	14d	9	1.24mi
1201 Mission Blvd Unit 1255 Santa Rosa, CA	2.0	1.0	970	$2,000	$2.06	14d	1	1.35mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $175,000 Pending 35 DOM
2. 2026-06-10
   days on market $175,000 Contingent (Show) 34 DOM
3. 2026-06-09
   days on market $175,000 Contingent (Show) 33 DOM
4. 2026-06-08
   days on market $175,000 Contingent (Show) 32 DOM
5. 2026-06-07
   days on market $175,000 Contingent (Show) 31 DOM
6. 2026-06-05
   days on market $175,000 Contingent (Show) 28 DOM
7. 2026-06-03
   days on market $175,000 Contingent (Show) 27 DOM
8. 2026-06-02
   days on market $175,000 Contingent (Show) 26 DOM
9. 2026-06-01
   days on market $175,000 Contingent (Show) 25 DOM
10. 2026-05-31
    days on market $175,000 Contingent (Show) 24 DOM
11. 2026-05-30
    days on market $175,000 Contingent (Show) 23 DOM
12. 2026-05-21
    historical Contingent (Show)
13. 2026-05-07
    listed $175,000 Active
14. 2021-08-04
    soldstatus $134,000 Closed 987-char remark

    Show marketing remark (987 chars)

    Lovely location on quiet cul-de-sac with this light filled and comfortable double wide in desirable Brookwood Park. Airy living/dining room combo with walk through kitchen, room for a bistro table, and a new stainless gas cooktop. Second bedroom can open to the living room via double sliding doors, to provide a convenient space for den or office. The master bedroom is spacious with walk in closet, and the master bathroom with tile floor, large tub and stall shower. The home is enhanced with the large, shaded and private porch for relaxing on summer days and evenings. A storage shed at the rear of the home is convenient to the carport for easy unloading and storage. Brookwood Park is a premier Mobile Home Park location in Rincon Valley, with multiple walking paths, a seasonal creek and close to Rincon Valley Community Park, library, shopping and transportation. The Park amenities include pool and game room plus a congenial community. Come enjoy the good life at Brookwood.

15. 2021-07-06
    historical Contingent (Show) 987-char remark

    Show marketing remark (987 chars)

    Lovely location on quiet cul-de-sac with this light filled and comfortable double wide in desirable Brookwood Park. Airy living/dining room combo with walk through kitchen, room for a bistro table, and a new stainless gas cooktop. Second bedroom can open to the living room via double sliding doors, to provide a convenient space for den or office. The master bedroom is spacious with walk in closet, and the master bathroom with tile floor, large tub and stall shower. The home is enhanced with the large, shaded and private porch for relaxing on summer days and evenings. A storage shed at the rear of the home is convenient to the carport for easy unloading and storage. Brookwood Park is a premier Mobile Home Park location in Rincon Valley, with multiple walking paths, a seasonal creek and close to Rincon Valley Community Park, library, shopping and transportation. The Park amenities include pool and game room plus a congenial community. Come enjoy the good life at Brookwood.

16. 2021-05-18
    listed $139,000 Active 987-char remark

    Show marketing remark (987 chars)

    Lovely location on quiet cul-de-sac with this light filled and comfortable double wide in desirable Brookwood Park. Airy living/dining room combo with walk through kitchen, room for a bistro table, and a new stainless gas cooktop. Second bedroom can open to the living room via double sliding doors, to provide a convenient space for den or office. The master bedroom is spacious with walk in closet, and the master bathroom with tile floor, large tub and stall shower. The home is enhanced with the large, shaded and private porch for relaxing on summer days and evenings. A storage shed at the rear of the home is convenient to the carport for easy unloading and storage. Brookwood Park is a premier Mobile Home Park location in Rincon Valley, with multiple walking paths, a seasonal creek and close to Rincon Valley Community Park, library, shopping and transportation. The Park amenities include pool and game room plus a congenial community. Come enjoy the good life at Brookwood.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,577
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,766
• − Management: −$2,766
• − Depreciation: −$5,091
• Taxable income: $10,651
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $10,247/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.

Schools (NCES district)

• District: Santa Rosa High
• NCES district ID: 0635830
• Math proficiency: 31% —
• Reading proficiency: 47% —
• Median HH income: $62,000
• Composite: 37.25/100
• National rank: #8972
• State rank: #703 of 1400 in CA

Livability — Santa Rosa

• Score: 75/100
• State rank: #112
• US rank: #3940

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment A+ Housing B- Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Rosa, CA
• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

Population outlook (Sonoma County) Hauer SSP2

• Today (2025): 539,935 people
• By 2030: 554,870 · +2.8%
• By 2040: 573,262 · +6.2%
• By 2050: 580,715 · +7.6%
• By 2075: 579,229 · +7.3%
• By 2100: 547,835 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Sonoma

• 2024 margin: Solid D (+46.2) · D 71.4% · R 25.2% · Other 3.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 49.6pp · 2024: 46.2pp
• All cycles: 2024: D+46.2 2020: D+51.5 2016: D+47.9 2012: D+44.9 2008: D+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• Metro: Santa Rosa-Petaluma, 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

+25.9% since first listed

5 events — show timeline

• 2026-05-21 Contingent — BAREIS
• 2026-05-07 Listed $175,000 BAREIS
• 2021-08-04 Sold (MLS) $134,000 BAREIS
• 2021-07-06 Contingent — BAREIS
• 2021-05-18 Listed $139,000 BAREIS