145 Circulo Todos · Rohnert Park, CA 94928

$175,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 88 Days on market

Built 1978 $122/sqft · 15% below area Est $207k · 15% under

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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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Desirably located in Sonoma County, this +/-1,440 sq. ft. home offers 2 bedrooms and 2 bathrooms with comfortable living spaces. Situated in the Rancho Grande Mobile Home Park, residents enjoy a unique private, park-like setting along with community amenities such as a swimming pool, outdoor grill area, and clubhouse with pool tables and more. The spacious kitchen is designed to inspire any home chef, featuring the perfect space to prep gourmet meals, modern appliances, and ornate finishes. Hard surface flooring flows throughout the home, with room-to-room transitions. A spacious covered carport creates a patio providing the perfect space for relaxing or entertaining guests. If you're looking for a welcoming place to call home with great community amenities, 145 Circulo Todos is ready to welcome you.

Key facts

• Community amenities
• Spacious kitchen
• Swimming pool

Tags

• PRIVATE PARK-LIKE SETTING
• COMMUNITY AMENITIES
• SWIMMING POOL
• OUTDOOR GRILL AREA
• CLUBHOUSE WITH POOL TABLES
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 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 $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 + 2.7% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1978 — 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. 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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $206,894
• List price: $175,000
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Circulo Lujo Cir	0.06mi	2/2.0	1,440 (0%)	8mo	$212,500	$148	90
281 Circulo San Lucas	0.21mi	2/2.0	1,440 (0%)	9mo	$181,000	$126	83
143 Circulo Todos	0.01mi	2/2.0	1,440 (0%)	21mo	$250,000	$174	82
152 Parque Recrero Dr	0.15mi	2/2.0	1,440 (0%)	13mo	$210,000	$146	82
24 Circulo Vida	0.09mi	2/2.0	1,440 (0%)	20mo	$220,000	$153	79
25 Circulo Vida	0.07mi	2/2.0	1,536 (+7%)	11mo	$210,000	$137	77
146 Circulo Todos Cir	0.02mi	2/2.0	1,296 (-10%)	7mo	$160,000	$123	76
294 Circulo Puebla	0.26mi	2/2.0	1,440 (0%)	16mo	$210,000	$146	74
226 Parque Margarita Ct	0.12mi	2/2.0	1,344 (-7%)	12mo	$213,000	$158	73
58 Circulo Puerto Ct	0.19mi	2/2.0	1,244 (-14%)	5mo	$150,000	$121	65
381 Circulo La Cruz Rd	0.28mi	2/2.0	1,344 (-7%)	15mo	$287,000	$214	64
297 Circle Puebla	0.26mi	2/2.0	1,248 (-13%)	11mo	$205,000	$164	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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.66×
• Total profit: $32,436
• Equity at exit: $26,093

10-year hold

• IRR: 24.8%
• Equity multiple: 3.13×
• Total profit: $104,250
• Equity at exit: $15,131

Cash invested: $49,000 (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 94928

• Rents YoY: 2.7%
• Active inventory: 100
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,755 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $967

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 60%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4949 Snyder Ln Rohnert Park, CA	1.0–2.0	1.0–2.0	779	$2,621	$3.36	13d	11	0.11mi
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	13d	1	0.45mi
1350 Oak View Cir Rohnert Park, CA	2.0	1.0–2.0	750	$3,310	$4.41	13d	8	0.61mi
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	44d	1	0.75mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	13d	1	0.79mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	13d	1	0.81mi
5425 Snyder Ln Rohnert Park, CA	2.0	2.0	960	$2,400	$2.50	13d	1	0.88mi
1440 Southwest Blvd Unit 18 Rohnert Park, CA	2.0	2.0	950	$2,299	$2.42	13d	1	1.05mi
1440 Southwest Blvd Apt 27 Rohnert Park, CA	2.0	2.0	950	$2,099	$2.21	43d	1	1.05mi
1440 Southwest Blvd Rohnert Park, CA	2.0	1.5–2.0	890	$2,249	$2.53	13d	3	1.05mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	23d	1	1.08mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	21d	1	1.16mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	23d	1	1.20mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	23d	1	1.20mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	43d	1	1.43mi
7272 Camino Colegio Rohnert Park, CA	1.0–2.0	1.0–2.0	839	$2,500	$2.98	13d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 88 DOM
2. 2026-06-17
   days on market $175,000 Active 87 DOM
3. 2026-06-16
   days on market $175,000 Active 86 DOM
4. 2026-06-15
   days on market $175,000 Active 85 DOM
5. 2026-06-14
   days on market $175,000 Active 83 DOM
6. 2026-06-13
   days on market $175,000 Active 82 DOM
7. 2026-06-10
   days on market $175,000 Active 80 DOM
8. 2026-06-09
   days on market $175,000 Active 79 DOM
9. 2026-06-08
   days on market $175,000 Active 78 DOM
10. 2026-06-07
    days on market $175,000 Active 77 DOM
11. 2026-06-05
    pricedays on market $175,000 Active 74 DOM
12. 2026-06-01
    days on market $199,000 Active 73 DOM
13. 2026-05-31
    days on market $199,000 Active 72 DOM
14. 2026-05-30
    days on market $199,000 Active 71 DOM
15. 2026-03-20
    listed $199,000 Active 812-char remark

    Show marketing remark (812 chars)

    Desirably located in Sonoma County, this +/-1,440 sq. ft. home offers 2 bedrooms and 2 bathrooms with comfortable living spaces. Situated in the Rancho Grande Mobile Home Park, residents enjoy a unique private, park-like setting along with community amenities such as a swimming pool, outdoor grill area, and clubhouse with pool tables and more. The spacious kitchen is designed to inspire any home chef, featuring the perfect space to prep gourmet meals, modern appliances, and ornate finishes. Hard surface flooring flows throughout the home, with room-to-room transitions. A spacious covered carport creates a patio providing the perfect space for relaxing or entertaining guests. If you're looking for a welcoming place to call home with great community amenities, 145 Circulo Todos is ready to welcome you.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,064
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − Depreciation: −$5,091
• Taxable income: $9,380
• Est. tax owed @ 24.0%: −$2,251
• After-tax cash flow: $9,357/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

1 event — show timeline

• 2026-03-20 Listed $199,000 BAREIS

Property tax history

-1.7%/yr

Latest (2025): $271 · +0.6% YoY. Source: county tax records.