10755 Mobile Village Way #77 · Willits, CA 95430

$115,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 117 Days on market

Built 1978 Fair condition $80/sqft · 6% below area Est $122k · 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This senior park offers some of the lowest space rent in the county! Large and comfortable 2 bedroom 2 bath, open floor plan in a great spot in the Golden Rule Mobile village that offers quiet country living at it's best with only a short drive to Willits or Ukiah. There is a pellet stove as well as central heat and an on demand water heater as well as a new roof.

Key facts

• Central heat
• Open floor plan
• Pellet stove

Tags

• OPEN FLOOR PLAN
• PELLET STOVE
• CENTRAL HEAT
• ON DEMAND WATER HEATER
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.6% in Willits — 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 65/100 on livability (#377 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: amenities D, commute F, employment F.
• 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: 2 active listings in the ZIP; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $115k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.65%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $121,878
• List price: $115,000
• Delta: -5.64%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10755 Mobile Village Way #76	0.08mi	2/2.0	1,440 (0%)	7mo	$120,600	$84	91
10755 Mobile Village Way #56	0.09mi	2/2.0	1,392 (-3%)	2mo	$86,000	$62	89
10755 Mobile Village #36 Way	0.08mi	3/2.0 (+1)	1,412 (-2%)	20mo	$174,400	$124	72
10755 Mobile Village Way #78	0.08mi	2/2.0	1,248 (-13%)	4mo	$125,000	$100	70
10755 Mobile Village Way #69	0.08mi	3/2.0 (+1)	1,248 (-13%)	8mo	$147,000	$118	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.56×
• Total profit: $50,103
• Equity at exit: $51,709

10-year hold

• IRR: 28.1%
• Equity multiple: 4.97×
• Total profit: $127,766
• Equity at exit: $79,690

Cash invested: $32,200 (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 95430

• Active inventory: 2
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $568

Break-even live

Break-even rent $1,090

Max offer price $115,000

Occupancy floor 64%

Sensitivity live

Price	-10% $648	-5% $608	+0% $568	+5% $528	+10% $489
Rent	-10% $425	-5% $497	+0% $568	+5% $640	+10% $711
Rate	-1.0pp $626	-0.5pp $597	base $568	+0.5pp $538	+1.0pp $508

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $115,000 Active 117 DOM
2. 2026-06-18
   days on market $115,000 Active 116 DOM
3. 2026-06-17
   days on market $115,000 Active 115 DOM
4. 2026-06-16
   days on market $115,000 Active 114 DOM
5. 2026-06-15
   days on market $115,000 Active 113 DOM
6. 2026-06-14
   days on market $115,000 Active 111 DOM
7. 2026-06-12
   days on market $115,000 Active 110 DOM
8. 2026-06-09
   days on market $115,000 Active 107 DOM
9. 2026-06-08
   days on market $115,000 Active 106 DOM
10. 2026-06-07
    days on market $115,000 Active 105 DOM
11. 2026-06-05
    days on market $115,000 Active 102 DOM
12. 2026-06-03
    days on market $115,000 Active 101 DOM
13. 2026-06-02
    days on market $115,000 Active 100 DOM
14. 2026-06-01
    remarks 418-char remark
15. 2026-06-01
    days on market $115,000 Active 99 DOM
16. 2026-05-31
    days on market $115,000 Active 98 DOM
17. 2026-05-30
    days on market $115,000 Active 97 DOM
18. 2026-03-30
    price $115,000 367-char remark

    Show marketing remark (367 chars)

    This senior park offers some of the lowest space rent in the county! Large and comfortable 2 bedroom 2 bath, open floor plan in a great spot in the Golden Rule Mobile village that offers quiet country living at it's best with only a short drive to Willits or Ukiah. There is a pellet stove as well as central heat and an on demand water heater as well as a new roof.

19. 2026-02-23
    listed $125,000 Active 367-char remark

    Show marketing remark (367 chars)

    This senior park offers some of the lowest space rent in the county! Large and comfortable 2 bedroom 2 bath, open floor plan in a great spot in the Golden Rule Mobile village that offers quiet country living at it's best with only a short drive to Willits or Ukiah. There is a pellet stove as well as central heat and an on demand water heater as well as a new roof.

20. 2026-02-21
    listed $125,000 Active
21. 2021-12-22
    soldstatus $72,500
22. 2021-09-27
    listed $77,900

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,711
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,345
• Taxable income: $5,352
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,532/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on exterior painting and deck railings. Upgrades to the exterior and landscaping would significantly enhance its value.

Repairs flagged

• Minor Driveway — Small cracks visible
• Minor Deck railings — Some wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace deck railings — Improves safety and aesthetics
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Small cracks visible	Minor	$500–3,000
Deck railings · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace deck railings — Improves safety and aesthetics ↑
• Both Landscaping — Enhances curb appeal and 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: 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 — Willits

• Score: 65/100
• State rank: #377
• US rank: #12923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+47.6% since first listed

5 events — show timeline

• 2026-03-30 Price Changed $115,000 BAREIS
• 2026-02-23 Listed $125,000 BAREIS
• 2026-02-21 Listed $125,000 BAREIS
• 2021-12-22 Sold (MLS) $72,500 BAREIS
• 2021-09-27 Listed $77,900 BAREIS