109 Pear Ln #109 · Santa Rosa, CA 95407

$125,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 47 Days on market

Built 1982 Good condition Est $173k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable 2 Bedroom/2bath manufactured home located in the heart of Sonoma County's Wine Country. This home features an open floor plan, neutral decor and a beautiful kitchen with newer appliances. Exterior of the home was painted, work was done on the retaining wall & skirting. Space rent includes water, electric and garbage.

Key facts

• Open floor plan
• Smart home upgrades
• Walk-in closet

Tags

• UPDATED MANUFACTURED HOME
• OPEN FLOOR PLAN
• SMART HOME UPGRADES
• STYLISH KITCHEN
• WALK-IN CLOSET
• UPDATED LANDSCAPING

Property features AI

Finance

• Financial info: Space rent / land lease amount: $1,785
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Public sewer
• Home design: Manufactured in-park double wide; Skirted with wood; Made by Palm Springs (manufacturer Skyline)
• Construction: Double wide manufactured home
• Exterior features: Located in Mountain View Mobile Home Park; Land lease community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall cooling units (and also listed as none)
• Interior features: Laundry located inside the home; Tub with shower over
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 (+2.9%/yr); 120 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/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 $864 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 + 2.9% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $124.88M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.06% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.05%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $173,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Ricardo Ave	0.07mi	2/2.0	1,100 (+4%)	1mo	$179,000	$163	89
305 Aileen Ave	0.11mi	2/2.0	1,100 (+4%)	0mo	$105,000	$95	88
205 Pear Ln	0.12mi	3/2.0 (+1)	1,104 (+4%)	8mo	$160,000	$145	76
196 Pear Ln	0.11mi	3/2.0 (+1)	1,106 (+5%)	14mo	$165,000	$149	71
38 Wayside Dr	0.54mi	2/2.0	1,040 (-2%)	9mo	$205,000	$197	65
3050 El Toro Way	0.35mi	2/2.0	1,000 (-5%)	18mo	$188,500	$189	60
116 Coachman Ln #27	0.59mi	3/2.0 (+1)	1,050 (-1%)	11mo	$237,950	$227	57
2313 Calico Ln #67	0.57mi	2/2.0	1,080 (+2%)	16mo	$187,000	$173	56
273 Aileen Ave	0.08mi	2/1.0	900 (-15%)	17mo	$120,000	$133	53
55 Wayside Dr	0.58mi	2/1.0	940 (-11%)	2mo	$105,000	$112	49
144 El Crystal Dr	0.74mi	3/2.0 (+1)	1,056 (0%)	15mo	$259,000	$245	48
146 N Star Dr	0.68mi	3/2.0 (+1)	960 (-9%)	11mo	$157,000	$164	39

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.54×
• Total profit: $54,008
• Equity at exit: $18,638

10-year hold

• IRR: 43.0%
• Equity multiple: 5.06×
• Total profit: $142,253
• Equity at exit: $10,808

Cash invested: $35,000 (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 95407

• Rents YoY: 2.9%
• Active inventory: 120
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,572 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $1,168

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 50%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Court St Santa Rosa, CA	2.0	2.5	1171	$2,750	$2.35	13d	1	0.13mi
2327 Summercreek Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	1083	$2,920	$2.69	13d	6	0.25mi
240 Burt St Santa Rosa, CA	1.0–2.0	1.0–2.0	742	$2,563	$3.45	13d	10	0.26mi
325 Yolanda Ave Santa Rosa, CA	1.0–3.0	1.0–2.0	1144	$2,852	$2.49	13d	15	0.40mi
1018 Bellevue Ave Santa Rosa, CA	1.0–4.0	1.0–2.0	1010	$1,874	$1.86	13d	1	0.46mi
2585 Kenton Ct Unit B Santa Rosa, CA	2.0	1.0	789	$2,150	$2.72	13d	1	0.59mi
2350 Corby Ave Santa Rosa, CA	2.0	1.0	903	$2,185	$2.42	13d	1	0.67mi
2146 Bedford St Unit 2130-101 Santa Rosa, CA	2.0	2.0	920	$2,450	$2.66	13d	1	0.75mi
2146 Bedford St Unit 2134-211 Santa Rosa, CA	1.0	1.0	720	$2,075	$2.88	13d	1	0.75mi
1020 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	890	$2,860	$3.21	13d	27	0.75mi
2146 Bedford St Santa Rosa, CA	1.0	1.0	720	$1,900	$2.64	13d	1	0.77mi
2111 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	936	$2,892	$3.09	13d	8	0.84mi
2150 Onyx Way Santa Rosa, CA	3.0	2.5	1240	$3,000	$2.42	21d	1	0.92mi
1501 Patty Pl Unit 3075 Santa Rosa, CA	3.0	2.0	1047	$2,850	$2.72	13d	1	0.97mi
1501 Patty Pl Unit 1555 Santa Rosa, CA	2.0	2.0	747	$1,995	$2.67	13d	1	0.97mi
1501 Patty Pl Unit 1591 Santa Rosa, CA	2.0	2.0	747	$2,500	$3.35	13d	1	0.97mi
147 Colgan Ave Santa Rosa, CA	1.0–2.0	1.0	623	$1,941	$3.12	13d	3	0.99mi
517 Debbie Dr Santa Rosa, CA	3.0	2.0	1205	$3,000	$2.49	21d	1	1.06mi
1053 Dutton Ave Santa Rosa, CA	2.0	1.5	850	$2,200	$2.59	13d	1	1.42mi
927 Delport Ave Unit 4 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	13d	1	1.43mi
927 Delport Ave Unit 2 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	13d	1	1.43mi

Listing history 33 events

1. 2026-06-18
   days on market $125,000 Active 47 DOM
2. 2026-06-17
   days on market $125,000 Active 46 DOM
3. 2026-06-16
   days on market $125,000 Active 45 DOM
4. 2026-06-15
   days on market $125,000 Active 44 DOM
5. 2026-06-14
   days on market $125,000 Active 42 DOM
6. 2026-06-13
   days on market $125,000 Active 41 DOM
7. 2026-06-10
   days on market $125,000 Active 39 DOM
8. 2026-06-09
   days on market $125,000 Active 38 DOM
9. 2026-06-08
   days on market $125,000 Active 37 DOM
10. 2026-06-07
    days on market $125,000 Active 36 DOM
11. 2026-06-05
    days on market $125,000 Active 33 DOM
12. 2026-06-03
    days on market $125,000 Active 32 DOM
13. 2026-06-02
    days on market $125,000 Active 31 DOM
14. 2026-06-01
    days on market $125,000 Active 30 DOM
15. 2026-05-31
    days on market $125,000 Active 29 DOM
16. 2026-05-30
    days on market $125,000 Active 28 DOM
17. 2026-05-05
    price $125,000
18. 2026-05-02
    listed $125,000,000 Active
19. 2025-08-12
    listed $135,000 Active
20. 2020-08-07
    soldstatus $110,000 Sold 332-char remark

    Show marketing remark (332 chars)

    Desirable 2 Bedroom/2bath manufactured home located in the heart of Sonoma County's Wine Country. This home features an open floor plan, neutral decor and a beautiful kitchen with newer appliances. Exterior of the home was painted, work was done on the retaining wall & skirting. Space rent includes water, electric and garbage.

21. 2020-06-26
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Desirable 2 Bedroom/2bath manufactured home located in the heart of Sonoma County's Wine Country. This home features an open floor plan, neutral decor and a beautiful kitchen with newer appliances. Exterior of the home was painted, work was done on the retaining wall & skirting. Space rent includes water, electric and garbage.

22. 2020-06-10
    price $118,000 332-char remark

    Show marketing remark (332 chars)

    Desirable 2 Bedroom/2bath manufactured home located in the heart of Sonoma County's Wine Country. This home features an open floor plan, neutral decor and a beautiful kitchen with newer appliances. Exterior of the home was painted, work was done on the retaining wall & skirting. Space rent includes water, electric and garbage.

23. 2020-05-07
    listed $120,000 Active 332-char remark

    Show marketing remark (332 chars)

    Desirable 2 Bedroom/2bath manufactured home located in the heart of Sonoma County's Wine Country. This home features an open floor plan, neutral decor and a beautiful kitchen with newer appliances. Exterior of the home was painted, work was done on the retaining wall & skirting. Space rent includes water, electric and garbage.

24. 2017-08-04
    soldstatus $87,000 Sold
25. 2017-07-08
    historical Contingent
26. 2017-04-07
    status Active
27. 2017-04-05
    historical Contingent
28. 2017-03-29
    status Pending
29. 2017-03-25
    status Active
30. 2017-03-17
    status Pending
31. 2017-03-10
    status Active
32. 2017-03-05
    status Pending
33. 2017-03-01
    listed $95,000 Active

ⓘ 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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,867
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$3,636
• Taxable income: $12,790
• Est. tax owed @ 24.0%: −$3,070
• After-tax cash flow: $10,949/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Santa Rosa features an open floor plan, updated kitchen, and fresh landscaping, making it ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home upgrades — increases home's modern appeal and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home upgrades — increases home's modern appeal and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 42,036
• Household income: $82,863
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1943.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 29% Two or more races 13% Asian 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 50% Other Indo-European 2% Other Asian/Pacific 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: ▼ -852.74%
• Current HPI: 256.4307
• Rent YoY: ▲ 2.93%
• 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

+31.6% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $125,000 BAREIS
• 2026-05-02 Listed $125,000,000 BAREIS
• 2025-08-12 Listed $135,000 BAREIS
• 2020-08-07 Sold (MLS) $110,000 BAREIS
• 2020-06-26 Pending — BAREIS
• 2020-06-10 Price Changed $118,000 BAREIS
• 2020-05-07 Listed $120,000 BAREIS
• 2017-08-04 Sold (MLS) $87,000 BAREIS
• 2017-07-08 Contingent — BAREIS
• 2017-04-07 Relisted — BAREIS
• 2017-04-05 Contingent — BAREIS
• 2017-03-29 Pending — BAREIS
• 2017-03-25 Relisted — BAREIS
• 2017-03-17 Pending — BAREIS
• 2017-03-10 Relisted — BAREIS
• 2017-03-05 Pending — BAREIS
• 2017-03-01 Listed $95,000 BAREIS