70 International Blvd · Temelec, CA 95476

$322,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 272 Days on market

Built 1977 Good condition $224/sqft · 17% above area Est $275k · 17% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sonoma. This beautifully remodeled 3-bedroom, 2-bath home offers modern comfort in the heart of Wine Country. Inside, you'll find new flooring, skylights, and all new double-pane windows and a sliding glass door, bringing in natural light while improving efficiency. The open floor plan connects the living, dining, and kitchen areas for easy everyday living and entertaining. The spacious primary suite includes a large walk-in closet, while two additional bedrooms offer flexibility for guests, an office, or creative space. Recent upgrades include a new roof, water heater, lighting, toilets, interior and exterior paint, and refurbished decks. The front yard has been refreshed for added curb appeal, and a handicap-accessible ramp is in place. Seven Flags residents enjoy a clubhouse, pool, walking paths, and well-maintained grounds, all just minutes from the Sonoma Plaza with its dining, shopping, and wineries. Clean, updated, and move-in ready in the highly desirable Seven Flags Of Sonoma Park. A welcoming 55+ community.

Key facts

• Open floor plan
• Clubhouse
• Remodeled home

Tags

• REMODELED HOME
• NEW DOUBLE-PANE WINDOWS
• OPEN FLOOR PLAN
• GENEROUS WALK-IN CLOSET
• NEWLY REFRESHED LANDSCAPING
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $322k).
• Recommended offer: $283k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#811 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment B+, housing B; Watch: health & safety D, amenities F, commute F.
• Sonoma Valley Unified (town): math 27% / reading 42% proficiency, ranked #849 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 263 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 43% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $283,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $275,000
• List price: $322,000
• Delta: 17.09%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 International Blvd	0.03mi	2/2.0 (-1)	1,440 (0%)	1mo	$189,000	$131	92
106 Drake Mews # 106	0.14mi	2/2.0 (-1)	1,440 (0%)	5mo	$288,000	$200	84
282 Paseo Bolivar	0.20mi	2/2.0 (-1)	1,456 (+1%)	4mo	$365,000	$251	80
145 Bear Flag Rd	0.19mi	3/2.0	1,536 (+7%)	2mo	$289,880	$189	79
162 Bear Flag Rd	0.06mi	2/2.0 (-1)	1,536 (+7%)	7mo	$262,000	$171	75
14 Fort Ross Way	0.19mi	2/2.0 (-1)	1,344 (-7%)	8mo	$288,000	$214	68
166 Seven Flags Cir	0.32mi	2/2.0 (-1)	1,344 (-7%)	2mo	$285,000	$212	68
258 English Flag Way	0.29mi	3/2.0	1,344 (-7%)	10mo	$278,500	$207	67
123 Bear Flag Rd	0.21mi	2/2.0 (-1)	1,536 (+7%)	9mo	$200,000	$130	67
42 Cabrillo Plz	0.03mi	2/2.0 (-1)	1,632 (+13%)	10mo	$312,000	$191	63
132 Bear Flag Rd	0.15mi	2/3.0 (-1)	1,617 (+12%)	4mo	$437,750	$271	60
230 E Seven Flags Cir	0.25mi	2/2.0 (-1)	1,580 (+10%)	9mo	$159,950	$101	60

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-13,628
• Equity at exit: $48,011

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $16,444
• Equity at exit: $27,841

Cash invested: $90,160 (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 95476

• Rents YoY: 0.8%
• Active inventory: 263
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,744 medium
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $732

Break-even live

Break-even rent $2,817

Max offer price $322,000

Occupancy floor 75%

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $322,000 Active 272 DOM
2. 2026-06-17
   days on market $322,000 Active 271 DOM
3. 2026-06-16
   days on market $322,000 Active 270 DOM
4. 2026-06-15
   days on market $322,000 Active 269 DOM
5. 2026-06-14
   days on market $322,000 Active 267 DOM
6. 2026-06-13
   days on market $322,000 Active 266 DOM
7. 2026-06-10
   days on market $322,000 Active 264 DOM
8. 2026-06-09
   days on market $322,000 Active 263 DOM
9. 2026-06-08
   days on market $322,000 Active 262 DOM
10. 2026-06-07
    days on market $322,000 Active 261 DOM
11. 2026-06-05
    days on market $322,000 Active 258 DOM
12. 2026-06-03
    days on market $322,000 Active 257 DOM
13. 2026-06-02
    days on market $322,000 Active 256 DOM
14. 2026-06-01
    days on market $322,000 Active 255 DOM
15. 2026-05-31
    days on market $322,000 Active 254 DOM
16. 2026-05-30
    days on market $322,000 Active 253 DOM
17. 2025-10-14
    price $322,000 1047-char remark

    Show marketing remark (1047 chars)

    Welcome to Sonoma. This beautifully remodeled 3-bedroom, 2-bath home offers modern comfort in the heart of Wine Country. Inside, you'll find new flooring, skylights, and all new double-pane windows and a sliding glass door, bringing in natural light while improving efficiency. The open floor plan connects the living, dining, and kitchen areas for easy everyday living and entertaining. The spacious primary suite includes a large walk-in closet, while two additional bedrooms offer flexibility for guests, an office, or creative space. Recent upgrades include a new roof, water heater, lighting, toilets, interior and exterior paint, and refurbished decks. The front yard has been refreshed for added curb appeal, and a handicap-accessible ramp is in place. Seven Flags residents enjoy a clubhouse, pool, walking paths, and well-maintained grounds, all just minutes from the Sonoma Plaza with its dining, shopping, and wineries. Clean, updated, and move-in ready in the highly desirable Seven Flags Of Sonoma Park. A welcoming 55+ community.

18. 2025-09-19
    listed $325,000 Active 1047-char remark

    Show marketing remark (1047 chars)

    Welcome to Sonoma. This beautifully remodeled 3-bedroom, 2-bath home offers modern comfort in the heart of Wine Country. Inside, you'll find new flooring, skylights, and all new double-pane windows and a sliding glass door, bringing in natural light while improving efficiency. The open floor plan connects the living, dining, and kitchen areas for easy everyday living and entertaining. The spacious primary suite includes a large walk-in closet, while two additional bedrooms offer flexibility for guests, an office, or creative space. Recent upgrades include a new roof, water heater, lighting, toilets, interior and exterior paint, and refurbished decks. The front yard has been refreshed for added curb appeal, and a handicap-accessible ramp is in place. Seven Flags residents enjoy a clubhouse, pool, walking paths, and well-maintained grounds, all just minutes from the Sonoma Plaza with its dining, shopping, and wineries. Clean, updated, and move-in ready in the highly desirable Seven Flags Of Sonoma Park. A welcoming 55+ community.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,925
• − Mortgage interest: −$18,037
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$3,594
• − Management: −$3,594
• − Depreciation: −$9,367
• Taxable income: $3,893
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $7,853/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 remodeled 3-bedroom, 2-bath home in Sonoma offers modern comfort and is move-in ready.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and aesthetics
• Both Replace flooring — Enhances living space and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Both Replace flooring — Enhances living space and value ↑

ⓘ 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: Sonoma Valley Unified
• NCES district ID: 0637200
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $63,880
• Composite: 33.88/100
• National rank: #10355
• State rank: #849 of 1400 in CA

Livability — Temelec

• Score: 56/100
• State rank: #811
• US rank: #22885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temelec, CA
• County: Sonoma County · 449,805 people
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 35,196
• Household income: $105,374
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 13% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -1116.03%
• Current HPI: 236.6408
• Rent YoY: ▲ 0.79%
• 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

-0.9% since first listed

2 events — show timeline

• 2025-10-14 Price Changed $322,000 BAREIS
• 2025-09-19 Listed $325,000 BAREIS