247 East Seven Flags Cir · Temelec, CA 95476

$275,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 1 Days on market

Built 1973 Est $265k · at est.

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• ARV discount +5.7/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Sonoma Valley within the desirable Seven Flags 55+ community, this beautifully updated double-wide home offers an affordable opportunity to enjoy Wine Country living. Featuring 2 bedrooms, 2 bathrooms, and a versatile additional room ideal for a home office or guest space, the home is filled with natural light and thoughtful upgrades throughout. The spacious great room showcases attractive wood-look flooring and charming wood accents, while built-in cabinetry enhances the dining area. The kitchen features stainless steel appliances and ample storage. The primary suite includes a barn-door entry, walk-in closet, and private bath, creating a comfortable retreat. An enc

Key facts

• Wood-look flooring
• Built-in cabinetry
• Walk-in closet

Tags

• UPDATED DOUBLE-WIDE HOME
• VERSATILE ADDITIONAL ROOM
• WOOD-LOOK FLOORING
• BUILT-IN CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Land lease amount: $1,300
• HOA & community: No association; Located in Seven Flags Mobile Home Park

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Individual electric meter; Public sewer
• Home design: Manufactured in park (double wide)
• Construction: Aluminum skirting; Manufacturer/Make: Ambassador
• Exterior features: Located in a senior community; Land lease community (space rent applicable)

Interior

• Kitchen: Pantry cabinet
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Pantry cabinet; Laundry closet
• Laundry & utility: Washer included; Dryer included; Laundry located in kitchen (laundry closet)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 56/100 on livability (#811 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment B+, housing B; Watch: health & safety D, amenities F, commute F.
• Sonoma Valley Unified (town): math 27% / reading 42% proficiency, ranked #849 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 263 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 35% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 1 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 $275,000

Questions for the listing agent

1. Built in 1973 — 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $264,576
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Mexican Flag Way	0.06mi	2/2.0	1,213 (-3%)	5mo	$275,000	$227	88
272 Russian Flag Way	0.14mi	2/2.0	1,248 (0%)	16mo	$100,000	$80	80
166 Seven Flags Cir	0.15mi	2/2.0	1,344 (+8%)	2mo	$285,000	$212	78
14 Fort Ross Way	0.08mi	2/2.0	1,344 (+8%)	8mo	$288,000	$214	76
258 English Flag Way	0.09mi	3/2.0 (+1)	1,344 (+8%)	10mo	$278,500	$207	70
59 Portola Cir	0.31mi	2/2.0	1,245 (-0%)	19mo	$278,000	$223	70
196 Mexican Flag Way	0.05mi	3/2.0 (+1)	1,200 (-4%)	22mo	$240,000	$200	68
22 Fort Ross Way	0.08mi	2/2.0	1,368 (+10%)	15mo	$153,000	$112	68
292 Paseo Bolivar	0.11mi	2/2.0	1,347 (+8%)	17mo	$330,000	$245	67
245 Seven Flags Cir	0.02mi	2/2.0	1,344 (+8%)	24mo	$249,000	$185	67
74 International Blvd	0.18mi	2/2.0	1,152 (-8%)	15mo	$260,000	$226	67

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-15,700
• Equity at exit: $41,003

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $5,757
• Equity at exit: $23,777

Cash invested: $77,000 (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 95476

• Rents YoY: 0.8%
• Active inventory: 263
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,113 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $559

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 77%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $275,000 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,355
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$8,000
• Taxable income: $2,474
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $6,111/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: Sonoma Valley Unified
• NCES district ID: 0637200
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $63,880
• Composite: 33.88/100
• National rank: #10355
• State rank: #849 of 1400 in CA

Livability — Temelec

• Score: 56/100
• State rank: #811
• US rank: #22885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temelec, CA
• County: Sonoma County · 449,805 people
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 35,196
• Household income: $105,374
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 13% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -1116.03%
• Current HPI: 236.6408
• Rent YoY: ▲ 0.79%
• 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

• 2026-06-17 Listed $275,000 BAREIS