164 Verde Cir · Rohnert Park, CA 94928

$350,000

4 bd · 2.0 ba · 1,536 sqft · Manufactured · 70 Days on market

Built 1974 Good condition 4,505 sqft lot $228/sqft · 23% above area Est $285k · 23% over

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Why this score? — see what drove the D 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 164 Rancho Verde, Rohnert Park, CA 94928 a beautifully fully renovated mobile home offering comfort, style, and affordability in one of Sonoma County's most convenient locations. This stunning home features a gorgeous upgraded kitchen with modern finishes, perfect for cooking and entertaining. The interior boasts a bright and open layout, creating a warm and inviting atmosphere throughout. Enjoy the benefit of tremendous living space, giving you the flexibility to design your ideal home environmentwhether it's for relaxing, hosting, or working from home. Every detail has been thoughtfully updated, making this home move-in ready and ideal for buyers seeking value without compromising on quality. Fully renovated interior Beautiful modern kitchen Spacious and functional floor plan Affordable homeownership opportunity Located in desirable Rohnert Park community

Key facts

• Spacious floor plan
• Modern kitchen
• 4,505 sq ft lot

Tags

• FULLY RENOVATED INTERIOR
• MODERN KITCHEN
• SPACIOUS FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (2.1% below list).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 70 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $285,318
• List price: $350,000
• Delta: 22.67%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Walnut Cir	0.27mi	3/2.0 (-1)	1,549 (+1%)	12mo	$310,000	$200	71
175 Walnut Cir	0.20mi	3/2.0 (-1)	1,440 (-6%)	10mo	$302,000	$210	67
64 Acacia Ct	0.20mi	3/2.0 (-1)	1,344 (-12%)	0mo	$250,000	$186	65

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-39,431
• Equity at exit: $52,186

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-14,907
• Equity at exit: $30,262

Cash invested: $98,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,425 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $287

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 87%

Sensitivity live

Price	-10% $529	-5% $408	+0% $287	+5% $166	+10% $45
Rent	-10% $17	-5% $152	+0% $287	+5% $423	+10% $558
Rate	-1.0pp $464	-0.5pp $376	base $287	+0.5pp $197	+1.0pp $104

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	24d	1	0.18mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	24d	1	0.20mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	44d	1	0.52mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$3,400	$2.68	3d	1	0.54mi
6076 Della Ct Rohnert Park, CA	5.0	2.0	1911	$4,200	$2.20	14d	1	0.66mi
954 Emily Ave Rohnert Park, CA	4.0	2.0	1400	$3,500	$2.50	14d	1	0.73mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	24d	1	0.76mi
8908 Gravenstein Way Cotati, CA	4.0	3.0	1540	$3,650	$2.37	14d	1	0.83mi
6196 San Gabriel Pl Rohnert Park, CA	4.0	2.5	2117	$3,950	$1.87	14d	1	0.88mi
8271 Lancaster Dr Cotati, CA	3.0	3.5	1614	$3,500	$2.17	21d	1	1.05mi
541 Carlson Ave Rohnert Park, CA	1.0–3.0	1.0–2.0	1065	$3,952	$3.71	3d	6	1.22mi
600 Rohnert Park Expy W Rohnert Park, CA	1.0–3.0	1.0–2.0	1122	$3,448	$3.07	0d	15	1.31mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	44d	1	1.33mi
7453 Maximillian Pl Rohnert Park, CA	4.0	2.5	2000	$3,950	$1.98	44d	1	1.33mi
1388 Miramonte Pl Rohnert Park, CA	3.0	2.0	1442	$3,800	$2.64	44d	1	1.34mi
7451 Michael Way Rohnert Park, CA	4.0	3.0	1868	$4,250	$2.28	44d	1	1.37mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	14d	1	1.40mi
1 Golf Course Dr Rohnert Park, CA	3.0	2.0	1485	$950	$0.64	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $350,000 Active 70 DOM
2. 2026-06-17
   days on market $350,000 Active 69 DOM
3. 2026-06-16
   days on market $350,000 Active 68 DOM
4. 2026-06-15
   days on market $350,000 Active 67 DOM
5. 2026-06-14
   days on market $350,000 Active 65 DOM
6. 2026-06-13
   days on market $350,000 Active 64 DOM
7. 2026-06-10
   days on market $350,000 Active 62 DOM
8. 2026-06-09
   days on market $350,000 Active 61 DOM
9. 2026-06-08
   days on market $350,000 Active 60 DOM
10. 2026-06-07
    days on market $350,000 Active 59 DOM
11. 2026-06-05
    days on market $350,000 Active 56 DOM
12. 2026-06-03
    days on market $350,000 Active 55 DOM
13. 2026-06-02
    days on market $350,000 Active 54 DOM
14. 2026-06-01
    days on market $350,000 Active 53 DOM
15. 2026-05-31
    days on market $350,000 Active 52 DOM
16. 2026-05-30
    days on market $350,000 Active 51 DOM
17. 2026-04-10
    listed $350,000 Active 910-char remark

    Show marketing remark (910 chars)

    Welcome to 164 Rancho Verde, Rohnert Park, CA 94928 a beautifully fully renovated mobile home offering comfort, style, and affordability in one of Sonoma County's most convenient locations. This stunning home features a gorgeous upgraded kitchen with modern finishes, perfect for cooking and entertaining. The interior boasts a bright and open layout, creating a warm and inviting atmosphere throughout. Enjoy the benefit of tremendous living space, giving you the flexibility to design your ideal home environmentwhether it's for relaxing, hosting, or working from home. Every detail has been thoughtfully updated, making this home move-in ready and ideal for buyers seeking value without compromising on quality. Fully renovated interior Beautiful modern kitchen Spacious and functional floor plan Affordable homeownership opportunity Located in desirable Rohnert Park community

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥91°F today · 14 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: $41,105
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,288
• − Management: −$3,288
• − Depreciation: −$10,182
• Taxable loss: −$2,259
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $3,990/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 fully renovated mobile home offers a bright and open layout with modern finishes and ample living space, making it move-in ready and ideal for buyers seeking value without compromise.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the fireplace screen — Improves aesthetics and functionality
• Both Replace the light fixtures — Modernizes the space and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the fireplace screen — Improves aesthetics and functionality ↑
• Both Replace the light fixtures — Modernizes the space and improves energy efficiency ↑

ⓘ 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: 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

• 2026-04-10 Listed $350,000 BAREIS