460 E Gobbi St E #25 · Ukiah, CA 95482

$84,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 227 Days on market

Built 1972 $73/sqft · 7% above area Est $79k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.5/15.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key 1,152 square foot, 2 bedroom, 2 bath mobile home in desirable 55+ senior park. Features spacious living/dining room and master bedroom, enclosed porch, new carpet, new laminate in bedrooms, new refrigerator and range, and central heat and air. Conveniently located to shopping and transportation.

Key facts

• New carpet
• New laminate
• New range

Tags

• SPACIOUS LIVING DINING ROOM
• ENCLOSED PORCH
• NEW CARPET
• NEW LAMINATE
• NEW REFRIGERATOR
• NEW RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 3.0% in Ukiah — 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 64/100 on livability (#425 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: schools C-, employment D, crime D-.
• Ukiah Unified (town): math 24% / reading 37% proficiency, ranked #1,018 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mendocino County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1972 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.73% ✓
• Cap rate: 24.21%
• Cash-on-cash: 64.00%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $79,158
• List price: $84,500
• Delta: 6.75%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 E Gobbi St #5	0.07mi	2/2.0	1,150 (-0%)	15mo	$96,500	$84	84
660 Leslie St #56	0.13mi	2/2.0	1,150 (-0%)	14mo	$94,000	$82	82
460 E 460 E. Gobbi St #59	0.07mi	2/1.5	1,120 (-3%)	15mo	$85,000	$76	78
660 Leslie St #49	0.15mi	2/2.0	1,020 (-12%)	2mo	$39,500	$39	73
660 Leslie St #9	0.10mi	2/2.0	1,008 (-12%)	4mo	$60,000	$60	72
660 Leslie St #80	0.15mi	2/1.5	1,300 (+13%)	2mo	$117,500	$90	68
700 E Gobbi St #87	0.26mi	2/2.0	1,056 (-8%)	7mo	$103,000	$98	68
700 E Gobbi St #6	0.31mi	2/1.5	1,024 (-11%)	1mo	$88,000	$86	65
700 E Gobbi St #58	0.30mi	2/2.0	1,080 (-6%)	17mo	$75,000	$69	62
660 Leslie St #25	0.10mi	3/2.0 (+1)	1,320 (+15%)	8mo	$169,000	$128	59
660 Leslie St #43	0.12mi	2/2.0	1,300 (+13%)	19mo	$85,000	$65	57

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 66.5%
• Equity multiple: 4.13×
• Total profit: $74,055
• Equity at exit: $12,599

10-year hold

• IRR: 71.7%
• Equity multiple: 9.46×
• Total profit: $200,217
• Equity at exit: $7,306

Cash invested: $23,660 (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 95482

• Rents YoY: 6.1%
• Active inventory: 153
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $1,262

Break-even live

Break-even rent $713

Max offer price $84,500

Occupancy floor 40%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 El Rio St Unit D Ukiah, CA	3.0	1.5	1000	$2,195	$2.19	43d	1	0.30mi
570 Pomo Dr Ukiah, CA	3.0	2.0	1306	$2,650	$2.03	43d	1	0.46mi

Listing history 37 events

1. 2026-06-19
   days on market $84,500 Active 227 DOM
2. 2026-06-18
   days on market $84,500 Active 226 DOM
3. 2026-06-17
   days on market $84,500 Active 225 DOM
4. 2026-06-16
   days on market $84,500 Active 224 DOM
5. 2026-06-15
   days on market $84,500 Active 223 DOM
6. 2026-06-14
   days on market $84,500 Active 221 DOM
7. 2026-06-12
   days on market $84,500 Active 220 DOM
8. 2026-06-09
   days on market $84,500 Active 217 DOM
9. 2026-06-08
   days on market $84,500 Active 216 DOM
10. 2026-06-07
    days on market $84,500 Active 215 DOM
11. 2026-06-05
    days on market $84,500 Active 212 DOM
12. 2026-06-03
    days on market $84,500 Active 211 DOM
13. 2026-06-02
    days on market $84,500 Active 210 DOM
14. 2026-06-01
    days on market $84,500 Active 209 DOM
15. 2026-05-31
    days on market $84,500 Active 208 DOM
16. 2026-05-30
    days on market $84,500 Active 207 DOM
17. 2026-03-11
    price $84,500 307-char remark

    Show marketing remark (307 chars)

    Turn-key 1,152 square foot, 2 bedroom, 2 bath mobile home in desirable 55+ senior park. Features spacious living/dining room and master bedroom, enclosed porch, new carpet, new laminate in bedrooms, new refrigerator and range, and central heat and air. Conveniently located to shopping and transportation.

18. 2025-11-26
    status Active 307-char remark

    Show marketing remark (307 chars)

    Turn-key 1,152 square foot, 2 bedroom, 2 bath mobile home in desirable 55+ senior park. Features spacious living/dining room and master bedroom, enclosed porch, new carpet, new laminate in bedrooms, new refrigerator and range, and central heat and air. Conveniently located to shopping and transportation.

19. 2025-11-24
    historical Contingent (Show) 307-char remark

    Show marketing remark (307 chars)

    Turn-key 1,152 square foot, 2 bedroom, 2 bath mobile home in desirable 55+ senior park. Features spacious living/dining room and master bedroom, enclosed porch, new carpet, new laminate in bedrooms, new refrigerator and range, and central heat and air. Conveniently located to shopping and transportation.

20. 2025-11-04
    listed $89,900 Active 307-char remark

    Show marketing remark (307 chars)

    Turn-key 1,152 square foot, 2 bedroom, 2 bath mobile home in desirable 55+ senior park. Features spacious living/dining room and master bedroom, enclosed porch, new carpet, new laminate in bedrooms, new refrigerator and range, and central heat and air. Conveniently located to shopping and transportation.

21. 2025-09-26
    price $89,900
22. 2025-05-09
    listed $94,900 Active
23. 2024-04-12
    soldstatus $82,800 Closed
24. 2024-04-12
    soldstatus $82,800
25. 2024-04-03
    status Pending
26. 2024-03-11
    historical Contingent (Show)
27. 2024-03-06
    price $85,750
28. 2024-01-17
    price $89,950
29. 2023-12-13
    price $98,000
30. 2023-12-04
    listed $119,900 Active
31. 2023-12-04
    listed $85,750
32. 2020-11-30
    soldstatus $28,000
33. 2020-07-24
    listed $35,000
34. 2014-11-05
    soldstatus $34,000
35. 2014-01-27
    listed $38,900
36. 2011-12-30
    soldstatus $25,500
37. 2011-11-04
    listed $26,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,727
• − Mortgage interest: −$4,733
• − Property taxes: −$1,022
• − Insurance: −$422
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$2,458
• Taxable income: $14,655
• Est. tax owed @ 24.0%: −$3,517
• After-tax cash flow: $11,625/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: Ukiah Unified
• NCES district ID: 0640300
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $47,865
• Composite: 29.21/100
• National rank: #11858
• State rank: #1018 of 1400 in CA

Livability — Ukiah

• Score: 64/100
• State rank: #425
• US rank: #14442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ukiah, CA
• County: Mendocino County · 33,164 people
• City population: 33,164
• Metro: Ukiah, CA
• Population (ZIP): 33,164
• Household income: $69,772
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1349.0

Population outlook (Mendocino County) Hauer SSP2

• Today (2025): 84,643 people
• By 2030: 82,138 · -3.0%
• By 2040: 76,402 · -9.7%
• By 2050: 71,759 · -15.2%
• By 2075: 61,454 · -27.4%
• By 2100: 50,130 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 18% Asian 3% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 25% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Mendocino

• 2024 margin: Strong D (+26.8) · D 61.3% · R 34.5% · Other 4.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 42.8pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+35.8 2016: D+29.1 2012: D+37.6 2008: D+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -485.34%
• Current HPI: 164.6978
• Rent YoY: ▲ 6.07%
• Metro: Ukiah, 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

+225.0% since first listed

21 events — show timeline

• 2026-03-11 Price Changed $84,500 BAREIS
• 2025-11-26 Relisted — BAREIS
• 2025-11-24 Contingent — BAREIS
• 2025-11-04 Listed $89,900 BAREIS
• 2025-09-26 Price Changed $89,900 BAREIS
• 2025-05-09 Listed $94,900 BAREIS
• 2024-04-12 Sold (MLS) $82,800 San Francisco MLS
• 2024-04-12 Sold (MLS) $82,800 BAREIS
• 2024-04-03 Pending — BAREIS
• 2024-03-11 Contingent — BAREIS
• 2024-03-06 Price Changed $85,750 BAREIS
• 2024-01-17 Price Changed $89,950 BAREIS
• 2023-12-13 Price Changed $98,000 BAREIS
• 2023-12-04 Listed $85,750 San Francisco MLS
• 2023-12-04 Listed $119,900 BAREIS
• 2020-11-30 Sold (MLS) $28,000 BAREIS
• 2020-07-24 Listed $35,000 BAREIS
• 2014-11-05 Sold (MLS) $34,000 BAREIS
• 2014-01-27 Listed $38,900 BAREIS
• 2011-12-30 Sold (MLS) $25,500 BAREIS
• 2011-11-04 Listed $26,000 BAREIS

Property tax history

+14.2%/yr

Latest (2025): $1,022 · +190.0% YoY. Source: county tax records.