139 Coronado Cir · Santa Rosa, CA 95409

$99,800

2 bd · 1.0 ba · 720 sqft · Manufactured · 44 Days on market

Built 1968 Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a fantastic Senior home in a well kept community. Same owner since 2003, this home was well cared for and it shows! All appliances are in near new condition and come with the home. Kitchen and bedrooms were freshly painted recently and the furnace, windows, and roof have been replaced in last few years.

Key facts

• Furnace replaced
• Windows replaced
• Well kept community

Tags

• WELL KEPT COMMUNITY
• FURNACE REPLACED
• WINDOWS REPLACED
• ROOF REPLACED

Property features AI

Finance

• Financial info: Land lease amount listed as $670 (if applicable)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Public sewer; No on-site power production
• Home design: Manufactured home in a park; Single-wide
• Construction: Marlette manufactured home; Skirting: unknown
• Exterior features: Located in Rancho Cabeza Mobile Estates; Not on a land lease

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom with a shower stall
• Heating & cooling: Gas heating; No cooling
• Interior features: Stacked washer and dryer included
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

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 $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.5% in Santa Rosa — 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 (#112 in CA, #3,940 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, cost of living F.
• 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 rising (+3.3%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $690 of loan paydown is wiped out by about $3k 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 + 3.3% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) 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 $96,806 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.39%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $66,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Coronado Cir	0.15mi	2/1.0	672 (-7%)	2mo	$62,000	$92	81
148 Bluestone Ct	0.37mi	2/1.0	800 (+11%)	13mo	$71,500	$89	54

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.33×
• Total profit: $65,235
• Equity at exit: $14,881

10-year hold

• IRR: 58.3%
• Equity multiple: 6.86×
• Total profit: $163,720
• Equity at exit: $8,629

Cash invested: $27,944 (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 95409

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$523
• Tax est. 1.5%: −$125 /mo · $1,497/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,267

Break-even live

Break-even rent $873

Max offer price $99,800

Occupancy floor 44%

Sensitivity live

Price	-10% $1,336	-5% $1,301	+0% $1,267	+5% $1,232	+10% $1,198
Rent	-10% $1,071	-5% $1,169	+0% $1,267	+5% $1,364	+10% $1,462
Rate	-1.0pp $1,317	-0.5pp $1,292	base $1,267	+0.5pp $1,241	+1.0pp $1,214

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5145 Parkhurst Dr Santa Rosa, CA	1.0	1.0	750	$2,469	$3.29	14d	1	0.09mi
6600 Montecito Blvd Unit 49 Santa Rosa, CA	1.0	1.0	750	$1,999	$2.67	24d	1	0.80mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,755	$3.53	14d	6	0.90mi
6233 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,195	$2.93	14d	1	1.10mi
6221 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,145	$2.86	14d	3	1.12mi
6123 Montecito Blvd Unit rh6123Montecito14 Santa Rosa, CA	2.0	1.0	700	$2,150	$3.07	22d	1	1.17mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,680	$2.82	14d	9	1.33mi
1106 Prospect Ave Santa Rosa, CA	1.0	1.0	605	$1,895	$3.13	14d	1	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $99,800 Active 44 DOM
2. 2026-06-17
   days on market $99,800 Active 43 DOM
3. 2026-06-16
   days on market $99,800 Active 42 DOM
4. 2026-06-15
   days on market $99,800 Active 41 DOM
5. 2026-06-14
   days on market $99,800 Active 39 DOM
6. 2026-06-13
   days on market $99,800 Active 38 DOM
7. 2026-06-10
   days on market $99,800 Active 36 DOM
8. 2026-06-09
   days on market $99,800 Active 35 DOM
9. 2026-06-08
   days on market $99,800 Active 34 DOM
10. 2026-06-07
    days on market $99,800 Active 33 DOM
11. 2026-06-05
    days on market $99,800 Active 30 DOM
12. 2026-06-03
    days on market $99,800 Active 29 DOM
13. 2026-06-02
    days on market $99,800 Active 28 DOM
14. 2026-06-01
    days on market $99,800 Active 27 DOM
15. 2026-05-31
    days on market $99,800 Active 26 DOM
16. 2026-05-30
    days on market $99,800 Active 25 DOM
17. 2026-05-05
    listed $114,800 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,716
• − Mortgage interest: −$5,590
• − Property taxes: −$1,497
• − Insurance: −$499
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$2,903
• Taxable income: $14,472
• Est. tax owed @ 24.0%: −$3,473
• After-tax cash flow: $11,726/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 80/100 Cosmetic rehab

This well-maintained manufactured home in a senior community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace front door — Improves security and aesthetics
• Both Install new flooring in kitchen and bathrooms — Modernizes spaces and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace front door — Improves security and aesthetics ↑
• Both Install new flooring in kitchen and bathrooms — Modernizes spaces and increases 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 — Santa Rosa

• Score: 75/100
• State rank: #112
• US rank: #3940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Rosa, CA
• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

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: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• 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

• 2026-05-05 Listed $114,800 BAREIS