541 Mason St #6 · Healdsburg, CA 95448

$200,000

2 bd · 1.0 ba · 595 sqft · Manufactured · 1 Days on market

Built 1974

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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 +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked inside Riverside Community in the heart of Healdsburg, this single-wide manufactured home offers one of Sonoma County's most sought-after towns. With approximately 595 square feet of living space, two bedrooms, a flex front room, and in-unit laundry, the layout makes the most of every square foot. A clean, updated kitchen anchors the home, with stainless appliances and an island made for quick meals or morning coffee. A side and back outdoor area provides a bit of private outdoor space to enjoy. A newer heater and private storage shed add everyday practicality. Space rent of $850 per month includes water and gas. Whether you're looking for a primary residence, a peaceful weekend ret

Key facts

• Newer heater
• Stainless appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• PRIVATE OUTDOOR SPACE
• NEWER HEATER
• PRIVATE STORAGE SHED

Property features AI

Finance

• Financial info: Land lease amount: $850
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 1 parking space; Other parking features
• Utilities: Natural gas connected; Public sewer
• Home design: Manufactured in park; Single wide
• Construction: Manufactured home by Fleetwood
• Exterior features: Shingle roof; Located in Riverside Villa Mobile Home Park; Land lease (space rent) applies

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; Tub with shower over
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Free standing gas range; Free standing refrigerator; Microwave
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

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 $200k).
• Cap rate 12.6% vs local median 1.1% in Healdsburg — 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 70/100 on livability (#244 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, schools B; Watch: commute F, cost of living F.
• Healdsburg Unified (suburban): math 35% / reading 48% proficiency, ranked #608 of 1,400 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.9%/yr); 194 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 35% of the median local income ($105k/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 $6k 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 + 6.9% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.94% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.84×
• Total profit: $47,297
• Equity at exit: $29,821

10-year hold

• IRR: 30.6%
• Equity multiple: 4.29×
• Total profit: $184,107
• Equity at exit: $17,292

Cash invested: $56,000 (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 95448

• Rents YoY: 6.9%
• Active inventory: 194
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,080 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,051

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 61%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $200,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,965
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$5,818
• Taxable income: $10,030
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $10,210/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: Healdsburg Unified
• NCES district ID: 0600044
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $68,356
• Composite: 39.83/100
• National rank: #7955
• State rank: #608 of 1400 in CA

Livability — Healdsburg

• Score: 70/100
• State rank: #244
• US rank: #8085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdsburg, CA
• County: Sonoma County · 449,805 people
• City population: 16,077
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 16,077
• Household income: $105,120
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 600.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 23% Dominican 1%
• Common ancestry: Portuguese 5% Italian 5% Lithuanian 3%
• Foreign-born: 16% · Canada
• Languages at home: 76% English-only · Spanish 22% Other Indo-European 1% Tagalog/Filipino 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: ▼ -793.66%
• Current HPI: 258.124
• Rent YoY: ▲ 6.94%
• 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

• 2026-06-17 Listed $200,000 BAREIS

Property tax history

+9.8%/yr

Latest (2025): $106 · +1.4% YoY. Source: county tax records.