31 Springhill Ct · Santa Rosa, CA 95409

$115,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 30 Days on market

Built 1975 Good condition 1.00 ac lot Est $79k · 45% over ↓ 8% 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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Tucked beneath a canopy of trees overlooking a seasonal creek, this updated mobile home offers rare privacy and serenity in one of northeast Santa Rosa's premier 55+ communities. Bright and inviting with fresh paint, updated flooring, open-concept living, and a spacious bedroom with private deck views of nature. Includes 3 storage sheds, covered porch and parking. Enjoy the clubhouse, pool, lighted walking paths and vibrant community activities. Conveniently close to Montgomery Village, dining, and Oliver's Market. Exceptional value at $115,000. Your peaceful retreat is here!

Key facts

• Covered porch
• Clubhouse
• Private deck views

Tags

• PRIVATE DECK VIEWS
• 3 STORAGE SHEDS
• COVERED PORCH
• CLUBHOUSE
• POOL
• LIGHTED WALKING PATHS

Property features AI

Finance

• Other: Located in Brookwood park; Lot is irregularly shaped on a cul-de-sac; Lot includes 1 acre and outbuilding(s)
• HOA & community: No homeowners association; Located in a senior community; Land lease: yes (monthly land lease amount listed separately)

Exterior

• Parking: Covered detached parking; Guest parking available; 2 parking spaces
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; Internet available; Public sewer
• Home design: Manufactured home in park (single wide); Updated/remodeled
• Construction: Aluminum skirting (mobile home make: Royal Oak)
• Exterior features: Porch ramp; Carport awning; Porch awning; Shed(s)

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Hood over range; Microwave; Freestanding refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Updated/remodeled condition; Attached deck off the living room; Storage space
• Laundry & utility: Washer and dryer included in a laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+3.3%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 + 3.3% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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: 1.98% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.57%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Coronado Cir	0.14mi	1/1.0	556 (-4%)	20mo	$40,000	$72	71
218 Hermosa Cir	0.16mi	1/1.0	500 (-13%)	21mo	$69,000	$138	54

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.44×
• Total profit: $46,259
• Equity at exit: $17,147

10-year hold

• IRR: 40.9%
• Equity multiple: 4.91×
• Total profit: $125,770
• Equity at exit: $9,943

Cash invested: $32,200 (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 95409

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,008

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,088	-5% $1,048	+0% $1,008	+5% $969	+10% $929
Rent	-10% $828	-5% $918	+0% $1,008	+5% $1,098	+10% $1,189
Rate	-1.0pp $1,066	-0.5pp $1,037	base $1,008	+0.5pp $978	+1.0pp $948

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5145 Parkhurst Dr Santa Rosa, CA	1.0	1.0	750	$2,469	$3.29	14d	1	0.06mi
6600 Montecito Blvd Unit 49 Santa Rosa, CA	1.0	1.0	750	$1,999	$2.67	24d	1	0.70mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,213	$2.83	14d	6	0.97mi
6233 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,195	$2.93	14d	1	1.02mi
6221 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,145	$2.86	14d	3	1.03mi
6123 Montecito Blvd Unit rh6123Montecito14 Santa Rosa, CA	2.0	1.0	700	$2,150	$3.07	21d	1	1.09mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,090	$2.20	14d	9	1.33mi
1106 Prospect Ave Santa Rosa, CA	1.0	1.0	605	$1,895	$3.13	14d	1	1.36mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 30 DOM
2. 2026-06-17
   days on market $115,000 Active 29 DOM
3. 2026-06-16
   days on market $115,000 Active 28 DOM
4. 2026-06-15
   days on market $115,000 Active 27 DOM
5. 2026-06-14
   days on market $115,000 Active 25 DOM
6. 2026-06-13
   days on market $115,000 Active 24 DOM
7. 2026-06-10
   days on market $115,000 Active 22 DOM
8. 2026-06-09
   days on market $115,000 Active 21 DOM
9. 2026-06-08
   days on market $115,000 Active 20 DOM
10. 2026-06-07
    days on market $115,000 Active 19 DOM
11. 2026-06-05
    days on market $115,000 Active 16 DOM
12. 2026-06-03
    days on market $115,000 Active 15 DOM
13. 2026-06-02
    days on market $115,000 Active 14 DOM
14. 2026-06-01
    days on market $115,000 Active 13 DOM
15. 2026-05-31
    days on market $115,000 Active 12 DOM
16. 2026-05-30
    days on market $115,000 Active 11 DOM
17. 2026-05-19
    listed $115,000 Active
18. 2025-12-21
    price $114,900
19. 2025-11-05
    price $119,900
20. 2025-09-27
    listed $124,900 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,387
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$3,345
• Taxable income: $10,918
• Est. tax owed @ 24.0%: −$2,620
• After-tax cash flow: $9,479/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 updated mobile home offers a peaceful retreat with fresh paint, updated flooring, and a spacious bedroom with private deck views. The property is in good condition with minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds 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: 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

• Census place: Santa Rosa, CA
• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

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: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• 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

-7.9% since first listed

4 events — show timeline

• 2026-05-19 Listed $115,000 BAREIS
• 2025-12-21 Price Changed $114,900 BAREIS
• 2025-11-05 Price Changed $119,900 BAREIS
• 2025-09-27 Listed $124,900 BAREIS