29 Hemlock Ct · Rohnert Park, CA 94928

$210,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 34 Days on market

Built 1971 $146/sqft · at area comps Est $215k · at est.

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Why this score? — see what drove the B- 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and beautifully maintained older manufactured home offering 2 bedrooms, 2 baths, and 1,440 square feet of comfortable living space on a spacious lot. Full of warmth and pride of ownership, this inviting home features numerous thoughtful updates including upgraded dual-pane windows, recently added durable vinyl laminate flooring & bedroom carpeting, a recently recoated roof for added peace of mind. The spacious lot provides plenty of room to relax, garden, or entertain, while the redwood fence and expansive wood patio deck have both been recently re-stained, adding fresh curb appeal and outdoor charm. A convenient Tuff Shed offers extra storage, and the functional, well-kept f

Key facts

• Redwood fence
• Convenient tuff shed
• New water heater

Tags

• UPGRADED DUAL-PANE WINDOWS
• RECENTLY RECOATED ROOF
• NEW WATER HEATER
• REDWOOD FENCE
• EXPANSIVE WOOD PATIO DECK
• CONVENIENT TUFF SHED

Property features AI

Finance

• Financial info: Land lease amount: $870
• HOA & community: No HOA; Senior community

Exterior

• Parking: Covered side-by-side parking for 2 vehicles
• Utilities: Underground utilities; Public sewer
• Home design: Manufactured in park (double wide); Land lease community
• Construction: Foam roof; Metal roof; Aluminum skirting; Sherwood double wide manufactured home
• Exterior features: Covered deck; Carport awning; Porch awning; Fenced yard; Front yard; Close to clubhouse; Located on a cul-de-sac; Shed(s)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Carbon monoxide detector; Smoke detector
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.8% in Rohnert Park — 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 (#116 in CA, #4,166 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• Cotati-Rohnert Park Unified (suburban): math 24% / reading 61% proficiency, ranked #205 of 517 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 100 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 33% of the median local income ($99k/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 $6k 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 + 2.7% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $215,268
• List price: $210,000
• Delta: -2.45%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Mulberry Ct	0.03mi	2/2.0	1,375 (-4%)	8mo	$215,000	$156	84
232 Walnut Cir	0.11mi	2/2.0	1,440 (0%)	13mo	$250,000	$174	84
64 Acacia Ct	0.06mi	3/2.0 (+1)	1,344 (-7%)	0mo	$250,000	$186	81
175 Walnut Cir	0.14mi	3/2.0 (+1)	1,440 (0%)	10mo	$302,000	$210	80
138 Walnut Cir	0.06mi	2/2.0	1,318 (-8%)	7mo	$262,000	$199	77
67 Acacia Ct	0.07mi	2/2.0	1,344 (-7%)	12mo	$207,500	$154	76
123 Walnut Cir	0.10mi	2/2.0	1,536 (+7%)	13mo	$189,000	$123	74
25 Walnut Cir	0.08mi	3/2.0 (+1)	1,549 (+8%)	12mo	$310,000	$200	69
318 Rustic Ln	0.08mi	2/2.0	1,248 (-13%)	9mo	$316,000	$253	66
281 Circulo San Lucas	0.66mi	2/2.0	1,440 (0%)	9mo	$181,000	$126	62
226 Parque Margarita Ct	0.74mi	2/2.0	1,344 (-7%)	12mo	$213,000	$158	44
297 Circle Puebla	0.64mi	2/2.0	1,248 (-13%)	11mo	$205,000	$164	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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,316
• Equity at exit: $31,312

10-year hold

• IRR: 11.7%
• Equity multiple: 1.90×
• Total profit: $53,160
• Equity at exit: $18,157

Cash invested: $58,800 (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 94928

• Rents YoY: 2.7%
• Active inventory: 100
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,718 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $630

Break-even live

Break-even rent $1,921

Max offer price $210,000

Occupancy floor 72%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	44d	1	0.26mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	14d	1	0.32mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	23d	1	0.37mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	23d	1	0.37mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	21d	1	0.58mi
5425 Snyder Ln Rohnert Park, CA	2.0	2.0	960	$2,400	$2.50	13d	1	0.69mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	43d	1	0.70mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	23d	1	0.70mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	21d	1	0.73mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	23d	1	0.73mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	43d	1	0.73mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	23d	1	0.73mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	43d	1	0.73mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$2,900	$2.29	3d	1	0.73mi
1440 Southwest Blvd Rohnert Park, CA	2.0	1.5–2.0	890	$2,249	$2.53	13d	3	0.74mi
1440 Southwest Blvd Apt 27 Rohnert Park, CA	2.0	2.0	950	$2,099	$2.21	43d	1	0.74mi
1440 Southwest Blvd Unit 18 Rohnert Park, CA	2.0	2.0	950	$2,299	$2.42	14d	1	0.74mi
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	14d	1	0.78mi
1350 Oak View Cir Rohnert Park, CA	2.0	1.0–2.0	750	$3,310	$4.41	13d	8	0.81mi
7272 Camino Colegio Rohnert Park, CA	1.0–2.0	1.0–2.0	839	$2,500	$2.98	13d	1	0.92mi
4949 Snyder Ln Rohnert Park, CA	1.0–2.0	1.0–2.0	779	$2,621	$3.36	13d	11	0.93mi
8244 Windmill Farms Dr Unit 1 Cotati, CA	2.0	1.5	989	$2,400	$2.43	43d	1	1.09mi
8271 Lancaster Dr Cotati, CA	3.0	3.5	1614	$3,500	$2.17	21d	1	1.15mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	14d	1	1.23mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	43d	1	1.26mi
541 Carlson Ave Rohnert Park, CA	1.0–3.0	1.0–2.0	1065	$3,278	$3.08	2d	6	1.31mi
1388 Miramonte Pl Rohnert Park, CA	3.0	2.0	1442	$3,800	$2.64	43d	1	1.32mi
5102 Dowdell Ave Rohnert Park, CA	1.0–2.0	1.0–2.0	949	$3,279	$3.46	13d	14	1.34mi
1 Golf Course Dr Rohnert Park, CA	3.0	2.0	1485	$950	$0.64	43d	1	1.43mi
600 Rohnert Park Expy W Rohnert Park, CA	1.0–3.0	1.0–2.0	1122	$2,903	$2.59	1d	18	1.44mi
8201 Camino Colegio #1 Rohnert Park, CA	2.0	2.0	878	$2,350	$2.68	23d	1	1.46mi

Listing history 17 events

1. 2026-06-17
   status $210,000 Pending 34 DOM
2. 2026-06-17
   days on market $210,000 Contingent (Show) 34 DOM
3. 2026-06-16
   days on market $210,000 Contingent (Show) 33 DOM
4. 2026-06-15
   days on market $210,000 Contingent (Show) 32 DOM
5. 2026-06-14
   days on market $210,000 Contingent (Show) 30 DOM
6. 2026-06-13
   days on market $210,000 Contingent (Show) 29 DOM
7. 2026-06-10
   days on market $210,000 Contingent (Show) 27 DOM
8. 2026-06-09
   days on market $210,000 Contingent (Show) 26 DOM
9. 2026-06-08
   days on market $210,000 Contingent (Show) 25 DOM
10. 2026-06-07
    days on market $210,000 Contingent (Show) 24 DOM
11. 2026-06-05
    days on market $210,000 Contingent (Show) 21 DOM
12. 2026-06-03
    days on market $210,000 Contingent (Show) 20 DOM
13. 2026-06-02
    days on market $210,000 Contingent (Show) 19 DOM
14. 2026-06-01
    days on market $210,000 Contingent (Show) 18 DOM
15. 2026-05-31
    statusdays on market $210,000 Contingent (Show) 17 DOM
16. 2026-05-30
    days on market $210,000 Active 16 DOM
17. 2026-05-14
    listed $210,000 Active 878-char remark

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,620
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,610
• − Management: −$2,610
• − Depreciation: −$6,109
• Taxable income: $4,531
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $6,469/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.

Schools (NCES district)

• District: Cotati-Rohnert Park Unified
• NCES district ID: 0609940
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $60,499
• Composite: 37.42/100
• National rank: #4420
• State rank: #205 of 517 in CA

Livability — Rohnert Park

• Score: 75/100
• State rank: #116
• US rank: #4166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rohnert Park, CA
• County: Sonoma County · 449,805 people
• City population: 46,829
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 46,829
• Household income: $99,280
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2507.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 33% Two or more races 19% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 20% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -628.14%
• Current HPI: 259.9121
• Rent YoY: ▲ 2.69%
• 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

3 events — show timeline

• 2026-06-17 Pending — BAREIS
• 2026-05-31 Contingent — BAREIS
• 2026-05-14 Listed $210,000 BAREIS

Property tax history

-5.1%/yr

Latest (2025): $143 · +0.5% YoY. Source: county tax records.