362 Circulo San Marcus · Rohnert Park, CA 94928

$169,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 100 Days on market

Built 1977 Fair condition $118/sqft · 20% below area Est $212k · 20% under ↓ 15% since listing

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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 +15.0/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

Key facts

• Hwy 101
• Parking
• Built 1977

Tags

• EASY ACCESS TO SHOPPING
• HWY 101

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($155k) 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 $154,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.61% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.78%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $211,712
• List price: $169,999
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 Circulo San Lucas	0.03mi	2/2.0	1,440 (0%)	9mo	$181,000	$126	91
20 Circulo Lujo Cir	0.28mi	2/2.0	1,440 (0%)	8mo	$212,500	$148	80
25 Circulo Vida	0.22mi	2/2.0	1,536 (+7%)	11mo	$210,000	$137	70
146 Circulo Todos Cir	0.25mi	2/2.0	1,296 (-10%)	7mo	$160,000	$123	66
58 Circulo Puerto Ct	0.18mi	2/2.0	1,244 (-14%)	5mo	$150,000	$121	65
297 Circle Puebla	0.09mi	2/2.0	1,248 (-13%)	11mo	$205,000	$164	65
57 Mulberry Ct	0.64mi	2/2.0	1,375 (-4%)	8mo	$215,000	$156	56
175 Walnut Cir	0.69mi	3/2.0 (+1)	1,440 (0%)	10mo	$302,000	$210	54
64 Acacia Ct	0.65mi	3/2.0 (+1)	1,344 (-7%)	0mo	$250,000	$186	53
138 Walnut Cir	0.69mi	2/2.0	1,318 (-8%)	7mo	$262,000	$199	48
25 Walnut Cir	0.60mi	3/2.0 (+1)	1,549 (+8%)	12mo	$310,000	$200	44
318 Rustic Ln	0.68mi	2/2.0	1,248 (-13%)	9mo	$316,000	$253	38

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $34,261
• Equity at exit: $25,347

10-year hold

• IRR: 26.1%
• Equity multiple: 3.25×
• Total profit: $107,166
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $983

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 59%

Sensitivity live

Price	-10% $1,101	-5% $1,042	+0% $983	+5% $924	+10% $866
Rent	-10% $767	-5% $875	+0% $983	+5% $1,091	+10% $1,199
Rate	-1.0pp $1,069	-0.5pp $1,026	base $983	+0.5pp $939	+1.0pp $894

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	14d	11	0.33mi
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	15d	1	0.34mi
1350 Oak View Cir Rohnert Park, CA	2.0	1.0–2.0	750	$3,310	$4.41	14d	8	0.48mi
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	45d	1	0.57mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	15d	1	0.62mi
5425 Snyder Ln Rohnert Park, CA	2.0	2.0	960	$2,400	$2.50	14d	1	0.69mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	15d	1	0.80mi
1440 Southwest Blvd Rohnert Park, CA	2.0	1.5–2.0	890	$2,249	$2.53	14d	3	0.85mi
1440 Southwest Blvd Unit 18 Rohnert Park, CA	2.0	2.0	950	$2,299	$2.42	15d	1	0.85mi
1440 Southwest Blvd Apt 27 Rohnert Park, CA	2.0	2.0	950	$2,099	$2.21	44d	1	0.85mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	24d	1	0.88mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	24d	1	0.99mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	24d	1	0.99mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	22d	1	1.01mi
7272 Camino Colegio Rohnert Park, CA	1.0–2.0	1.0–2.0	839	$2,500	$2.98	14d	1	1.22mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	44d	1	1.27mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	44d	1	1.30mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	24d	1	1.33mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	24d	1	1.33mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	44d	1	1.33mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	22d	1	1.33mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	44d	1	1.33mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$2,900	$2.29	4d	1	1.35mi
8244 Windmill Farms Dr Unit 1 Cotati, CA	2.0	1.5	989	$2,400	$2.43	44d	1	1.41mi
1388 Miramonte Pl Rohnert Park, CA	3.0	2.0	1442	$3,800	$2.64	44d	1	1.49mi

Listing history 6 events

1. 2026-05-04
   historical Contingent (Show) 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

2. 2026-04-29
   price $169,999 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

3. 2026-04-10
   price $179,999 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

4. 2026-03-23
   price $189,999 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

5. 2026-03-17
   price $190,000 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

6. 2026-02-10
   listed $200,000 Active 271-char remark

   Show marketing remark (271 chars)

   Located in Rancho Grande, one of the most desirable mobile home parks in Rohnert Park. This mobile home offers 2 bedrooms and 2 full baths. Washer, dryer, refrigerator, and dishwasher convey with the property. Easy access to shopping and Hwy 101. Ready for your touches.

ⓘ 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: $32,779
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$4,945
• Taxable income: $9,666
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $9,478/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its exterior and interior to improve its condition and value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Dated appearance
• Moderate Paint — Peeling paint

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace countertops and cabinets — Modernizes kitchen and adds value
• Both Replace bathroom fixtures — Modernizes bathroom and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Paint · Peeling paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace countertops and cabinets — Modernizes kitchen and adds value ↑
• Both Replace bathroom fixtures — Modernizes bathroom and adds 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: 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

-15.0% since first listed

6 events — show timeline

• 2026-05-04 Contingent — BAREIS
• 2026-04-29 Price Changed $169,999 BAREIS
• 2026-04-10 Price Changed $179,999 BAREIS
• 2026-03-23 Price Changed $189,999 BAREIS
• 2026-03-17 Price Changed $190,000 BAREIS
• 2026-02-10 Listed $200,000 BAREIS