1 Circulo Grande · Rohnert Park, CA 94928

$275,000

2 bd · 2.0 ba · 1,728 sqft · Manufactured · 20 Days on market

Built 1979 Good condition Est $232k · 19% 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 1 Circulo Grande in the desirable senior community of Rancho Grande Mobile Home Park in Rohnert Park. This bright and spacious double-wide manufactured home offers an inviting and functional floor plan with 2 bedrooms, 2 bathrooms and multiple indoor and outdoor living spaces designed for comfortable everyday living. Filled with natural light, the home features a spacious living room, formal dining area and an open-concept kitchen that flows seamlessly into the family room, creating the perfect setting for both entertaining and relaxed living. The kitchen is beautifully appointed with granite countertops, ample cabinetry and abundant workspace. Manufactured wood flooring adds war

Key facts

• Ample cabinetry
• Open-concept kitchen
• Formal dining area

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• AMPLE CABINETRY

Property features AI

Finance

• Financial info: Future space rent indicated; Land lease amount listed
• HOA & community: No association; Park name: Rancho Grande MHC; Space rent and land lease payable (land lease amount listed separately)

Exterior

• Parking: Covered parking; Total 3 parking spaces
• Utilities: Cable available; Internet available; Public sewer; Electric service includes 220 volts in laundry
• Home design: Manufactured home in park; Double wide; Premier make / Dual Wide Premier manufacturer; Skirted with aluminum
• Construction: Updated/remodeled; Aluminum skirting
• Exterior features: Located in a senior community; Land lease: yes

Interior

• Kitchen: Free standing electric range; Free standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Simulated wood; Other
• Bathrooms: 2 full bathrooms; Double sinks; Jetted tub
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Updated/remodeled condition; Breakfast area; Stone counters; Carbon monoxide detector; Smoke detector; Unfurnished
• Laundry & utility: Inside laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $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

• It's been on market 20 days — a 2% lower offer ($271k) 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Parque Margarita	0.10mi	2/2.0	1,736 (+0%)	6mo	$229,000	$132	90
375 Circulo La Cruz	0.23mi	2/2.0	1,834 (+6%)	13mo	$245,000	$134	68
25 Circulo Vida	0.14mi	2/2.0	1,536 (-11%)	11mo	$210,000	$137	66
241 Parque Cabana #168	0.10mi	2/2.0	1,582 (-8%)	23mo	$299,000	$189	62
215 Apple Ln	0.73mi	3/2.0 (+1)	1,782 (+3%)	20mo	$215,000	$121	39

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-16,957
• Equity at exit: $41,003

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $18,325
• 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 94928

• Rents YoY: 2.7%
• Active inventory: 100
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,972 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $447

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 80%

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: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	13d	1	0.44mi
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	44d	1	0.62mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	13d	1	0.66mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	13d	1	0.86mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	23d	1	1.01mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	21d	1	1.04mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	23d	1	1.07mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	23d	1	1.07mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	43d	1	1.40mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	43d	1	1.41mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$2,900	$2.29	2d	1	1.42mi
1 Golf Course Dr Rohnert Park, CA	3.0	2.0	1485	$950	$0.64	43d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $275,000 Active 20 DOM
2. 2026-06-17
   days on market $275,000 Active 19 DOM
3. 2026-06-16
   days on market $275,000 Active 18 DOM
4. 2026-06-15
   days on market $275,000 Active 17 DOM
5. 2026-06-14
   days on market $275,000 Active 15 DOM
6. 2026-06-13
   days on market $275,000 Active 14 DOM
7. 2026-06-10
   days on market $275,000 Active 12 DOM
8. 2026-06-09
   days on market $275,000 Active 11 DOM
9. 2026-06-09
   price $275,000 Active 10 DOM
10. 2026-06-08
    days on market $299,000 Active 10 DOM
11. 2026-06-07
    days on market $299,000 Active 9 DOM
12. 2026-06-05
    days on market $299,000 Active 6 DOM
13. 2026-06-03
    days on market $299,000 Active 5 DOM
14. 2026-06-02
    days on market $299,000 Active 4 DOM
15. 2026-06-01
    days on market $299,000 Active 3 DOM
16. 2026-05-31
    days on market $299,000 Active 2 DOM
17. 2026-05-30
    remarks 699-char remark
18. 2026-05-30
    listed $299,000 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 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: $35,661
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − Depreciation: −$8,000
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $5,114/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 double-wide manufactured home in Rancho Grande Mobile Home Park is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, flooring, and interior walls/paint. The home is move-in ready with minor maintenance items to address. The highest-ROI updates would be to paint the exterior siding and replace the window screens to enhance curb appeal and energy efficiency.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑

ⓘ 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

• 2026-05-29 Listed $299,000 BAREIS