700 Gobbi St #90 · Ukiah, CA 95482

$99,500

2 bd · 2.0 ba · 1,320 sqft · Manufactured · 86 Days on market

Built 1974 Good condition $75/sqft · 25% above area Est $80k · 25% over ↓ 10% since listing

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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
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, low maintenance living in this beautifully updated home located in a desirable senior park. Recently refreshed with new interior paint and brand new carpet, this 2 bedroom, 2 bath offers a comfortable and inviting layout. The spacious primary suite features an upgraded bathroom and a generous walk-in closet, creating a private retreat to relax and unwind. The second bedroom and full bath provide flexibility for guests, hobbies, or a home office. Step outside to enjoy a nice deck, perfect for morning coffee, outdoor dining, or simply soaking in the peaceful surroundings. Ideally positioned within the park, this home enjoys a premium location with no neighbors directly behind, offering added privacy and a serene setting. Residents also enjoy access to community amenities including a pool and clubhouse, perfect for socializing and recreation. Move-in ready and perfectly located, this home is a wonderful opportunity to enjoy relaxed senior living at its best.

Key facts

• Upgraded bathroom
• Premium location
• Walk-in closet

Tags

• UPDATED HOME
• UPGRADED BATHROOM
• WALK-IN CLOSET
• NICE DECK
• PREMIUM LOCATION
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.0% in Ukiah — 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 64/100 on livability (#425 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: schools C-, employment D, crime D-.
• Ukiah Unified (town): math 24% / reading 37% proficiency, ranked #1,018 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mendocino County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.35% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.97%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $79,500
• List price: $99,500
• Delta: 25.16%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 E Gobbi St #53	0.02mi	3/2.0 (+1)	1,344 (+2%)	6mo	$15,000	$11	86
660 Leslie St #80	0.44mi	2/1.5	1,300 (-2%)	2mo	$117,500	$90	74
460 E Gobbi St #3	0.28mi	2/2.0	1,440 (+9%)	0mo	$79,500	$55	72
660 Leslie St #25	0.37mi	3/2.0 (+1)	1,320 (0%)	8mo	$169,000	$128	70
700 E Gobbi St #61	0.00mi	2/2.0	1,440 (+9%)	19mo	$60,000	$42	69
460 E Gobbi St #28	0.30mi	2/2.0	1,416 (+7%)	8mo	$70,000	$49	68
700 E Gobbi St #55	0.00mi	3/2.0 (+1)	1,440 (+9%)	14mo	$107,000	$74	68
660 Leslie St #11	0.41mi	2/2.0	1,440 (+9%)	3mo	$130,000	$90	63
460 E Gobbi St #27	0.28mi	2/2.0	1,440 (+9%)	16mo	$75,000	$52	59
660 Leslie St #68	0.40mi	3/2.0 (+1)	1,440 (+9%)	8mo	$80,000	$56	55
460 E Gobbi St #5	0.28mi	2/2.0	1,150 (-13%)	15mo	$96,500	$84	53
660 Leslie St #56	0.39mi	2/2.0	1,150 (-13%)	14mo	$94,000	$82	48

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.38×
• Total profit: $38,342
• Equity at exit: $14,836

10-year hold

• IRR: 40.4%
• Equity multiple: 5.57×
• Total profit: $127,304
• Equity at exit: $8,603

Cash invested: $27,860 (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 95482

• Rents YoY: 6.1%
• Active inventory: 153
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $734

Break-even live

Break-even rent $1,410

Max offer price $99,500

Occupancy floor 64%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 El Rio St Unit D Ukiah, CA	3.0	1.5	1000	$2,195	$2.19	43d	1	0.16mi
570 Pomo Dr Ukiah, CA	3.0	2.0	1306	$2,650	$2.03	43d	1	0.20mi

Listing history 18 events

1. 2026-06-19
   days on market $99,500 Active 86 DOM
2. 2026-06-18
   days on market $99,500 Active 85 DOM
3. 2026-06-17
   days on market $99,500 Active 84 DOM
4. 2026-06-16
   days on market $99,500 Active 83 DOM
5. 2026-06-15
   days on market $99,500 Active 82 DOM
6. 2026-06-14
   days on market $99,500 Active 80 DOM
7. 2026-06-12
   days on market $99,500 Active 79 DOM
8. 2026-06-09
   days on market $99,500 Active 76 DOM
9. 2026-06-08
   days on market $99,500 Active 75 DOM
10. 2026-06-07
    days on market $99,500 Active 74 DOM
11. 2026-06-05
    days on market $99,500 Active 71 DOM
12. 2026-06-03
    days on market $99,500 Active 70 DOM
13. 2026-06-02
    days on market $99,500 Active 69 DOM
14. 2026-06-01
    days on market $99,500 Active 68 DOM
15. 2026-05-31
    days on market $99,500 Active 67 DOM
16. 2026-05-30
    days on market $99,500 Active 66 DOM
17. 2026-04-24
    price $99,500 995-char remark

    Show marketing remark (995 chars)

    Welcome to easy, low maintenance living in this beautifully updated home located in a desirable senior park. Recently refreshed with new interior paint and brand new carpet, this 2 bedroom, 2 bath offers a comfortable and inviting layout. The spacious primary suite features an upgraded bathroom and a generous walk-in closet, creating a private retreat to relax and unwind. The second bedroom and full bath provide flexibility for guests, hobbies, or a home office. Step outside to enjoy a nice deck, perfect for morning coffee, outdoor dining, or simply soaking in the peaceful surroundings. Ideally positioned within the park, this home enjoys a premium location with no neighbors directly behind, offering added privacy and a serene setting. Residents also enjoy access to community amenities including a pool and clubhouse, perfect for socializing and recreation. Move-in ready and perfectly located, this home is a wonderful opportunity to enjoy relaxed senior living at its best.

18. 2026-03-25
    listed $111,000 Active 995-char remark

    Show marketing remark (995 chars)

    Welcome to easy, low maintenance living in this beautifully updated home located in a desirable senior park. Recently refreshed with new interior paint and brand new carpet, this 2 bedroom, 2 bath offers a comfortable and inviting layout. The spacious primary suite features an upgraded bathroom and a generous walk-in closet, creating a private retreat to relax and unwind. The second bedroom and full bath provide flexibility for guests, hobbies, or a home office. Step outside to enjoy a nice deck, perfect for morning coffee, outdoor dining, or simply soaking in the peaceful surroundings. Ideally positioned within the park, this home enjoys a premium location with no neighbors directly behind, offering added privacy and a serene setting. Residents also enjoy access to community amenities including a pool and clubhouse, perfect for socializing and recreation. Move-in ready and perfectly located, this home is a wonderful opportunity to enjoy relaxed senior living at its best.

ⓘ 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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,067
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$5,616
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$2,895
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $6,883/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 · 12 photos

Good 75/100 Cosmetic rehab

This beautifully updated manufactured home offers a comfortable and inviting layout with fresh paint, new carpet, and updated kitchens and bathrooms. It is located in a desirable senior park with a peaceful and low-maintenance environment.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace ceiling fans — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Improves energy efficiency and comfort ↑

ⓘ 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: Ukiah Unified
• NCES district ID: 0640300
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $47,865
• Composite: 29.21/100
• National rank: #11858
• State rank: #1018 of 1400 in CA

Livability — Ukiah

• Score: 64/100
• State rank: #425
• US rank: #14442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ukiah, CA
• County: Mendocino County · 33,164 people
• City population: 33,164
• Metro: Ukiah, CA
• Population (ZIP): 33,164
• Household income: $69,772
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1349.0

Population outlook (Mendocino County) Hauer SSP2

• Today (2025): 84,643 people
• By 2030: 82,138 · -3.0%
• By 2040: 76,402 · -9.7%
• By 2050: 71,759 · -15.2%
• By 2075: 61,454 · -27.4%
• By 2100: 50,130 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 18% Asian 3% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 25% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Mendocino

• 2024 margin: Strong D (+26.8) · D 61.3% · R 34.5% · Other 4.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 42.8pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+35.8 2016: D+29.1 2012: D+37.6 2008: D+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -485.34%
• Current HPI: 164.6978
• Rent YoY: ▲ 6.07%
• Metro: Ukiah, 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

-10.4% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $99,500 BAREIS
• 2026-03-25 Listed $111,000 BAREIS