99 Plymouth Way · Larkfield-Wikiup, CA 95403

$179,900

2 bd · 2.0 ba · 1,140 sqft · Manufactured · 4 Days on market

Built 1966 Good condition Est $162k · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your spacious, beautifully maintained double-wide mobile home on a desirable corner lot in Colonial Senior Park. This home has a wonderful open front deck leading to a spacious patio area where you can visit with your family or friends. When you step inside the home you come upon the light and bright living room that has huge windows to bring in natural light. The living room is open to the dining area which borders the kitchen, keeping you connected to your family and friends while cooking. All the kitchen appliances are sold with the home including the washer and dryer! Down the hall you will find the 2 bedrooms and 2 baths. The main bedroom has an ensuite so that you feel pamp

Key facts

• Huge windows
• Spacious patio area
• Open front deck

Tags

• DOUBLE-WIDE MOBILE HOME
• CORNER LOT
• OPEN FRONT DECK
• SPACIOUS PATIO AREA
• LIGHT AND BRIGHT LIVING ROOM
• HUGE WINDOWS

Property features AI

Finance

• Other: Located in a mobile home park (land lease: yes)
• Financial info: Monthly land lease fee (space rent) applies
• HOA & community: No homeowners association

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Individual electric meter; Individual gas meter; Public sewer
• Home design: Manufactured double-wide in park; Located in a senior community
• Construction: Vinyl skirting; Updated/remodeled condition
• Exterior features: Fenced backyard; Carport awning; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Microwave; Hood over range; Free-standing refrigerator; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with shower stalls
• Heating & cooling: Central heating; Evaporative cooler
• Interior features: Updated/remodeled interior; Dining/Living combo; Deck off the living room
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 12.5% vs local median 2.1% in Larkfield-Wikiup — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 199 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 34% of the median local income ($98k/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 $1k of loan paydown is wiped out by about $5k 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 + 0.1% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $179,900

Questions for the listing agent

1. Built in 1966 — 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: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $161,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Plymouth Way	0.06mi	2/2.0	1,120 (-2%)	11mo	$156,000	$139	85
56 Ellie Dr	0.12mi	2/2.0	1,080 (-5%)	3mo	$75,000	$69	84
612 Colonial Park Dr	0.03mi	2/2.0	1,200 (+5%)	10mo	$165,000	$138	82
33 Arthur Dr	0.18mi	3/2.0 (+1)	1,152 (+1%)	12mo	$188,000	$163	75
216 Colonial Park Dr	0.08mi	2/2.0	1,060 (-7%)	12mo	$150,000	$142	75
634 Colonial Park Dr	0.07mi	2/2.0	1,000 (-12%)	7mo	$118,000	$118	71
5306 Rexford Way	0.74mi	2/2.0	1,150 (+1%)	1mo	$255,000	$222	63
5241 Whispering Crk	0.61mi	2/2.0	1,224 (+7%)	2mo	$191,000	$156	58
19 Ellie Dr	0.12mi	3/2.0 (+1)	1,300 (+14%)	11mo	$240,000	$185	57
5215 Gayle Dr	0.72mi	2/2.0	1,120 (-2%)	9mo	$175,000	$156	56
5318 Huckleberry Way	0.67mi	3/2.0 (+1)	1,100 (-4%)	8mo	$135,000	$123	51
5300 Rexford #5300	0.75mi	3/2.0 (+1)	1,248 (+10%)	6mo	$145,000	$116	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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.44×
• Total profit: $22,149
• Equity at exit: $26,824

10-year hold

• IRR: 18.0%
• Equity multiple: 2.30×
• Total profit: $65,323
• Equity at exit: $15,554

Cash invested: $50,372 (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 95403

• Rents YoY: 0.1%
• Active inventory: 199
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $927

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 61%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Shiloh Rd Windsor, CA	2.0	1.0	814	$3,095	$3.80	13d	1	0.63mi
193 Airport Blvd E Santa Rosa, CA	1.0–2.0	1.0–1.5	967	$2,760	$2.85	12d	1	0.87mi
5252 Old Redwood Hwy Unit 20 Santa Rosa, CA	2.0	1.0	900	$2,000	$2.22	13d	1	0.95mi
5256 Old Redwood Hwy Unit 31 Santa Rosa, CA	2.0	2.0	950	$2,200	$2.32	13d	1	0.95mi
5223 Old Redwood Hwy Santa Rosa, CA	2.0	1.0	915	$3,200	$3.50	12d	1	1.11mi
5209 Old Redwood Hwy Santa Rosa, CA	2.0	2.0	1014	$2,450	$2.42	21d	1	1.16mi
1145 Shiloh Rd Windsor, CA	3.0	1.0–2.0	776	$3,828	$4.93	7d	14	1.36mi

Listing history 4 events

1. 2026-06-16
   days on market $179,900 Active 4 DOM
2. 2026-06-15
   days on market $179,900 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $179,900 Active 1 DOM

ⓘ 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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,968
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$5,233
• Taxable income: $8,784
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $9,017/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 double-wide mobile home in Colonial Senior Park is in good condition with minimal repairs needed. It offers a spacious living area and is move-in ready.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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 — Larkfield-Wikiup

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Larkfield-Wikiup, CA
• County: Sonoma County · 449,805 people
• City population: 45,570
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

1 event — show timeline

• 2026-06-12 Listed $179,900 BAREIS