265 Brown Gables #10 · Brookdale, CA 95005

$207,000

2 bd · 1.0 ba · 500 sqft · Manufactured · 78 Days on market

Built 1959 Good condition $414/sqft · 6% above area Est $194k · 6% over ↓ 4% 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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +5.1/10.0
• ARV discount +4.6/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live amongst the Redwoods! Affordability and charm located in Ben Lomond. This 2-bedroom, 1-bath mobile home offers 500 square feet of living space with practical features, built-ins and ample storage. Enjoy the light and bright kitchen with newer appliances; a deep sink and plenty of storage. Vaulted ceilings in the living room with lots of windows bring the natural light in. Park rules: 2 residents per home & 1 dog/cat. Park is quiet and peaceful with river access - listen to the rushing water as you read a book on your deck. Convenient laundry facility on site for residents.

Key facts

• Newer appliances
• Deep sink
• Natural light

Tags

• LIGHT AND BRIGHT KITCHEN
• NEWER APPLIANCES
• DEEP SINK
• AMPLE STORAGE
• VAULTED CEILINGS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $207k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $195k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#472 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: housing D, health & safety D, amenities F.
• San Lorenzo Valley Unified (rural): math 47% / reading 62% proficiency, ranked #303 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Boulder Creek Elementary (460 students, 33% FRL); San Lorenzo Valley Middle (381 students, 28% FRL); San Lorenzo Valley High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 643 students, 22% FRL).
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 224 units permitted in Santa Cruz County in 2024 (25 in 5+ unit buildings).

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.
• Santa Cruz County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1959 — 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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $194,479
• List price: $207,000
• Delta: 6.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Brown Gables Rd #24	0.00mi	2/1.0	460 (-8%)	8mo	$180,000	$391	80
265 Brown Gables Rd #18	0.01mi	1/1.0 (-1)	480 (-4%)	10mo	$215,000	$448	79
265 Brown Gables #21	0.07mi	1/1.0 (-1)	528 (+6%)	20mo	$225,000	$426	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-14,862
• Equity at exit: $30,864

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $11,322
• Equity at exit: $17,898

Cash invested: $57,960 (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 95005

• Active inventory: 25
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $292

Break-even live

Break-even rent $1,895

Max offer price $207,000

Occupancy floor 82%

Sensitivity live

Price	-10% $435	-5% $364	+0% $292	+5% $221	+10% $149
Rent	-10% $113	-5% $203	+0% $292	+5% $382	+10% $471
Rate	-1.0pp $396	-0.5pp $345	base $292	+0.5pp $238	+1.0pp $184

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9730 California 9 Unit 05 Ben Lomond, CA	2.0	1.0	450	$2,700	$6.00	22d	1	0.17mi
9730 California 9 Unit 02 Ben Lomond, CA	1.0	1.0	400	$1,775	$4.44	14d	1	0.17mi

Listing history 24 events

1. 2026-06-21
   days on market $207,000 Active 78 DOM
2. 2026-06-18
   days on market $207,000 Active 75 DOM
3. 2026-06-17
   days on market $207,000 Active 74 DOM
4. 2026-06-16
   days on market $207,000 Active 73 DOM
5. 2026-06-15
   days on market $207,000 Active 72 DOM
6. 2026-06-14
   days on market $207,000 Active 70 DOM
7. 2026-06-13
   days on market $207,000 Active 69 DOM
8. 2026-06-10
   days on market $207,000 Active 67 DOM
9. 2026-06-09
   days on market $207,000 Active 66 DOM
10. 2026-06-08
    days on market $207,000 Active 65 DOM
11. 2026-06-07
    days on market $207,000 Active 64 DOM
12. 2026-06-03
    days on market $207,000 Active 60 DOM
13. 2026-06-02
    days on market $207,000 Active 59 DOM
14. 2026-06-01
    days on market $207,000 Active 58 DOM
15. 2026-05-31
    days on market $207,000 Active 57 DOM
16. 2026-05-30
    days on market $207,000 Active 56 DOM
17. 2026-04-05
    listed $207,000 Active 590-char remark

    Show marketing remark (590 chars)

    Live amongst the Redwoods! Affordability and charm located in Ben Lomond. This 2-bedroom, 1-bath mobile home offers 500 square feet of living space with practical features, built-ins and ample storage. Enjoy the light and bright kitchen with newer appliances; a deep sink and plenty of storage. Vaulted ceilings in the living room with lots of windows bring the natural light in. Park rules: 2 residents per home & 1 dog/cat. Park is quiet and peaceful with river access - listen to the rushing water as you read a book on your deck. Convenient laundry facility on site for residents.

18. 2026-04-05
    listed $207,000 Active 590-char remark

    Show marketing remark (590 chars)

    Live amongst the Redwoods! Affordability and charm located in Ben Lomond. This 2-bedroom, 1-bath mobile home offers 500 square feet of living space with practical features, built-ins and ample storage. Enjoy the light and bright kitchen with newer appliances; a deep sink and plenty of storage. Vaulted ceilings in the living room with lots of windows bring the natural light in. Park rules: 2 residents per home & 1 dog/cat. Park is quiet and peaceful with river access - listen to the rushing water as you read a book on your deck. Convenient laundry facility on site for residents.

19. 2024-07-08
    soldstatus $195,000 Sold 825-char remark

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

20. 2024-07-08
    soldstatus $195,000

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

21. 2024-06-22
    historical Contingent 825-char remark

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

22. 2024-06-10
    price $205,000 825-char remark

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

23. 2024-04-30
    listed $215,000 Active 825-char remark

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

24. 2024-04-30
    listed $205,000

    Show marketing remark (825 chars)

    Welcome to Redwoods on the River! Enjoy modern comforts in the peace and quiet under the redwoods while being steps away from the stunning San Lorenzo River. This newly remodeled home features an inviting floor plan with high ceilings and wainscoting in family room, extra windows for more natural sunlight, bright kitchen with new cabinets, quartz counter tops, stainless steel appliances, bamboo hardwood floors, recessed lighting, new interior and exterior paint, new interior doors, built in cabinets in bedrooms, newly remodeled bathroom with new shower over tub, new vanity and fixtures. Home definitely feels more spacious than noted. Bask in the sun on your private redwood deck with planter perfect for flowers and herb garden. The best value in the area with low space rent of only $350/mo! Truly a slice of heaven!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,177
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,832
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$6,022
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $3,440/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 2-bedroom, 1-bath mobile home is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Trim and mulch landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim and mulch landscaping — Improves curb appeal and rental 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: San Lorenzo Valley Unified
• NCES district ID: 0634740
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $78,784
• Composite: 51.07/100
• National rank: #3805
• State rank: #303 of 1400 in CA

Livability — Brookdale

• Score: 63/100
• State rank: #472
• US rank: #16007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookdale, CA
• City population: 7,485
• Population (ZIP): 7,150

Population outlook (Santa Cruz County) Hauer SSP2

• Today (2025): 299,046 people
• By 2030: 311,246 · +4.1%
• By 2040: 332,813 · +11.3%
• By 2050: 352,797 · +18.0%
• By 2075: 406,837 · +36.0%
• By 2100: 435,763 · +45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Portuguese 4% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · German/W. Germanic 8% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Santa Cruz

• 2024 margin: Solid D (+54.4) · D 75.3% · R 20.9% · Other 3.9%
• 2008→2024 swing: -3.2pp toward R · 2008: 57.7pp · 2024: 54.4pp
• All cycles: 2024: D+54.4 2020: D+60.3 2016: D+57.3 2012: D+54.1 2008: D+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -511.92%
• Current HPI: 286.0334
• Rent YoY: —
• Metro: —
• 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

-3.7% since first listed

8 events — show timeline

• 2026-04-05 Listed $207,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-05 Listed $207,000 MLSListings
• 2024-07-08 Sold (MLS) $195,000 San Francisco MLS
• 2024-07-08 Sold (MLS) $195,000 MLSListings
• 2024-06-22 Contingent — MLSListings
• 2024-06-10 Price Changed $205,000 MLSListings
• 2024-04-30 Listed $205,000 San Francisco MLS
• 2024-04-30 Listed $215,000 MLSListings