5754 Lois Ave · Larkfield-Wikiup, CA 95403

$129,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 8 Days on market

Built 2002 Est $122k · 6% over

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Why this score? — see what drove the B- 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
• ARV discount +4.9/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 16' single-wide mobile home, located in a quiet senior park in desirable Sonoma County. This charming 2-bedroom, 1-bath home offers comfortable living in a fantastic park location next to the community pool and close to many amenities. Inside, you'll find all new interior paint creating a fresh, clean feel throughout the home. The functional floor plan offers a bright living area, indoor laundry, comfortable bedrooms, and an inviting atmosphere ready for your personal touch. Enjoy the convenience of nearby shopping, public transportation, Shiloh Regional Park, and easy access to Windsor and surrounding Sonoma County amenities. Outside features include a cover

Key facts

• Community pool
• Covered carport
• Indoor laundry

Tags

• COMMUNITY POOL
• NEW INTERIOR PAINT
• INDOOR LAUNDRY
• COVERED CARPORT
• STORAGE SHEDS
• MATURE APPLE TREE

Property features AI

Finance

• Other: Located in Mobile Home Estates park; No on-site power production (no solar)
• Financial info: Land lease amount: $800
• HOA & community: No association; Located in a senior community; Land lease for the space (land lease amount applies)

Exterior

• Parking: Covered parking (1 space)
• Security: Carbon monoxide detector and smoke detector
• Utilities: Cable available; Gas plumbed; Public sewer
• Home design: Manufactured in-park single wide; Made by Laurelwood / Skyline Homes Inc by Champion; Original condition
• Construction: Skirt: Other (see remarks); Single wide manufactured home
• Exterior features: Carport awning; Shed(s)

Interior

• Kitchen: Dishwasher, Disposal, Freestanding electric oven, Freestanding gas range, Freestanding refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet and linoleum; Linoleum in kitchen/bath (typical for manufactured homes)
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heating; Ceiling fans and evaporative cooler
• Interior features: Dishwasher, Disposal, Freestanding electric oven, Freestanding gas range, Freestanding refrigerator; Carbon monoxide detector and smoke detector; Original condition
• Laundry & utility: Washer and dryer included; Electric and gas hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 19.2% vs local median 2.1% in Larkfield-Wikiup — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 199 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% of the median local income ($98k/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 $895 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $129,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.12% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.21%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Colonial Park Dr	0.09mi	2/1.0	800 (0%)	5mo	$95,000	$119	92
546 Colonial Park Dr	0.12mi	2/1.0	800 (0%)	4mo	$120,000	$150	91
445 Colonial Park Dr	0.13mi	2/1.0	800 (0%)	8mo	$90,000	$113	87
623 Colonial Park Dr	0.19mi	2/1.0	800 (0%)	13mo	$98,000	$123	80
23 Ellie Dr	0.06mi	2/2.0	840 (+5%)	6mo	$122,700	$146	80
65 Arthur Dr	0.07mi	2/1.0	710 (-11%)	11mo	$150,000	$211	68
5481 Ranchito Way	0.57mi	2/1.0	784 (-2%)	7mo	$72,500	$92	64
70 Colonial Park Dr	0.24mi	2/1.5	750 (-6%)	18mo	$115,000	$153	62
69 Arthur Dr	0.08mi	2/1.0	702 (-12%)	18mo	$139,500	$199	61
5501 Ranchito Way	0.55mi	2/2.0	840 (+5%)	2mo	$130,000	$155	60
48 Colonial Park Dr	0.25mi	1/1.0 (-1)	700 (-12%)	11mo	$114,000	$163	53
5212 Whispering Creek Dr	0.72mi	2/2.0	800 (0%)	13mo	$197,000	$246	52

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 2.66×
• Total profit: $60,129
• Equity at exit: $19,309

10-year hold

• IRR: 45.3%
• Equity multiple: 4.77×
• Total profit: $136,611
• Equity at exit: $11,197

Cash invested: $36,260 (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 95403

• Rents YoY: 0.1%
• Active inventory: 199
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,742 high
• Mortgage (P&I): −$679
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,396

Break-even live

Break-even rent $975

Max offer price $129,500

Occupancy floor 44%

Sensitivity live

Price	-10% $1,470	-5% $1,433	+0% $1,396	+5% $1,360	+10% $1,323
Rent	-10% $1,180	-5% $1,288	+0% $1,396	+5% $1,505	+10% $1,613
Rate	-1.0pp $1,461	-0.5pp $1,429	base $1,396	+0.5pp $1,363	+1.0pp $1,328

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Shiloh Rd Windsor, CA	2.0	1.0	814	$3,095	$3.80	14d	1	0.54mi
193 Airport Blvd E Santa Rosa, CA	1.0–2.0	1.0–1.5	967	$2,760	$2.85	13d	1	0.96mi
5222 Fulton Rd Unit 12 Santa Rosa, CA	1.0	1.0	620	$1,950	$3.15	14d	1	0.98mi
5252 Old Redwood Hwy Unit 20 Santa Rosa, CA	2.0	1.0	900	$2,000	$2.22	14d	1	1.03mi
5256 Old Redwood Hwy Unit 31 Santa Rosa, CA	2.0	2.0	950	$2,200	$2.32	14d	1	1.04mi
5223 Old Redwood Hwy Santa Rosa, CA	2.0	1.0	915	$3,200	$3.50	13d	1	1.20mi
5209 Old Redwood Hwy Santa Rosa, CA	2.0	2.0	1014	$2,450	$2.42	22d	1	1.24mi
1145 Shiloh Rd Windsor, CA	3.0	1.0–2.0	776	$3,828	$4.93	8d	14	1.29mi

Listing history 7 events

1. 2026-06-18
   days on market $129,500 Active 8 DOM
2. 2026-06-17
   days on market $129,500 Active 7 DOM
3. 2026-06-16
   days on market $129,500 Active 6 DOM
4. 2026-06-15
   days on market $129,500 Active 5 DOM
5. 2026-06-14
   days on market $129,500 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $129,500 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $443 · $37/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$541/yr (+$45/mo · 122.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,904
• − Mortgage interest: −$7,254
• − Property taxes: −$443
• − Insurance: −$648
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − Depreciation: −$3,767
• Taxable income: $15,528
• Est. tax owed @ 24.0%: −$3,727
• After-tax cash flow: $13,028/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 — Larkfield-Wikiup

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Larkfield-Wikiup, CA
• County: Sonoma County · 449,805 people
• City population: 45,570
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 1%

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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

1 event — show timeline

• 2026-06-10 Listed $129,500 BAREIS

Property tax history

-0.4%/yr

Latest (2025): $443 · -0.4% YoY. Source: county tax records.