92 Anacapa Dr · Santa Rosa, CA 95403

$160,000

2 bd · 2.0 ba · 1,640 sqft · Manufactured · 57 Days on market

Built 1975 Est $194k · 17% 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
• 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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location within the Park, with only 1 next door home, and backing to greenbelt. Large square footage, with lovely separate living room and expanded family room. Big porch, plus platform-style lift, if needed. Brand new carpeting in bedrooms and family room, fresh paint in living room and bath. Priced to allow for further cosmetic updating to your heart's content! Centrally-located 55+/Senior Park with top notch amenities - pool/clubhouse complex. Monthly base space rent $1,007. Home & Pest Inspections already complete, get Park approved and move right in!

Key facts

• Platform style lift
• Big porch
• Backing to greenbelt

Tags

• BACKING TO GREENBELT
• SEPARATE LIVING ROOM
• EXPANDED FAMILY ROOM
• BIG PORCH
• PLATFORM STYLE LIFT
• BRAND NEW CARPETING

Property features AI

Finance

• Other: Power production: none
• Financial info: Land lease amount applies
• HOA & community: No association; Senior community; Located in Rancho San Miguel park

Exterior

• Parking: Covered off-street parking for 2
• Utilities: Individual electric meter; Individual gas meter; Public sewer
• Home design: Manufactured home in park; Double wide; Land lease (space rent applies)
• Construction: Vinyl skirting; Composition roof; Manufacturer: Madison (Madison make)
• Exterior features: Covered deck; Carport awning; Shed(s); Close to clubhouse

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Laminate counters; Pantry cabinet; Dishwasher; Disposal; Freestanding refrigerator; Breakfast area; Island
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Accessible elevator installed; Wheelchair access; Carbon monoxide detector; Double-strapped water heater; Smoke detector
• Laundry & utility: Washer included; Dryer included; Inside laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 flat; 199 active listings in the ZIP; 18 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).
• This rent runs 40% of the median local income ($98k/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 + 0.1% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1975 — 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: 2.05% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.64%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $193,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Anacapa Dr	0.00mi	2/2.0	1,640 (0%)	0mo	$157,000	$96	100
119 Estrella Dr	0.10mi	3/2.0 (+1)	1,600 (-2%)	9mo	$265,000	$166	78
85 Estrella Dr	0.06mi	2/2.0	1,450 (-12%)	1mo	$145,000	$100	77
89 Estrella Dr	0.03mi	2/2.0	1,440 (-12%)	3mo	$230,000	$160	76
90 Estrella Dr	0.02mi	2/2.0	1,464 (-11%)	7mo	$173,000	$118	76
82 Estrella Dr	0.08mi	3/2.0 (+1)	1,711 (+4%)	10mo	$242,000	$141	75
4 Estrella Dr	0.09mi	2/2.0	1,440 (-12%)	2mo	$149,000	$103	74
108 Estrella Dr	0.05mi	2/2.0	1,440 (-12%)	8mo	$240,000	$167	70
107 Estrella Dr	0.04mi	2/2.0	1,440 (-12%)	13mo	$160,000	$111	67
26 Chapala Dr	0.13mi	2/2.0	1,440 (-12%)	9mo	$133,142	$92	66
111 Estrella Dr #111	0.07mi	3/2.0 (+1)	1,821 (+11%)	10mo	$200,000	$110	65
96 Anacapa Dr	0.04mi	2/2.0	1,440 (-12%)	16mo	$196,000	$136	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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.32×
• Total profit: $59,095
• Equity at exit: $23,857

10-year hold

• IRR: 38.0%
• Equity multiple: 4.06×
• Total profit: $137,088
• Equity at exit: $13,834

Cash invested: $44,800 (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 95403

• Rents YoY: 0.1%
• Active inventory: 199
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,273 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $1,480

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,590	-5% $1,535	+0% $1,480	+5% $1,425	+10% $1,369
Rent	-10% $1,221	-5% $1,351	+0% $1,480	+5% $1,609	+10% $1,738
Rate	-1.0pp $1,560	-0.5pp $1,521	base $1,480	+0.5pp $1,438	+1.0pp $1,396

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1938 Terry Rd Unit Main Santa Rosa, CA	3.0	3.0	1604	$3,679	$2.29	14d	1	0.14mi
2791 McBride Ln #118 Santa Rosa, CA	3.0	2.5	1400	$3,500	$2.50	14d	1	0.27mi
1333 W Steele Ln Santa Rosa, CA	1.0–3.0	1.0–2.0	850	$2,450	$2.88	14d	4	0.43mi
2980 Bay Village Cir Santa Rosa, CA	1.0–3.0	1.0–2.0	924	$2,778	$3.01	14d	7	0.63mi
561 Renaissance Way Santa Rosa, CA	1.0–2.0	1.0–2.0	876	$2,995	$3.42	14d	18	0.72mi
3610 Mendocino Ave Santa Rosa, CA	2.0	1.0–2.0	828	$3,995	$4.82	14d	177	0.82mi
1514 Lance Dr Santa Rosa, CA	3.0	2.5	1185	$3,150	$2.66	22d	1	0.90mi
2001 Piner Rd Santa Rosa, CA	1.0–2.0	1.0–2.0	901	$2,473	$2.74	14d	5	0.92mi
1217 Jennings Ave Santa Rosa, CA	3.0	2.0	1172	$3,250	$2.77	14d	1	0.92mi
200 Bicentennial Way Santa Rosa, CA	2.0–3.0	2.0–3.0	1272	$2,811	$2.21	14d	3	1.09mi
1470 Tammy Way Santa Rosa, CA	3.0	2.5	1200	$3,000	$2.50	14d	1	1.13mi
426 Semillon Ln Santa Rosa, CA	3.0	2.5	1746	$3,600	$2.06	14d	1	1.15mi
347 Semillon Ln Santa Rosa, CA	3.0	4.0	1812	$3,825	$2.11	14d	1	1.16mi
2040 Autumn Walk Dr Santa Rosa, CA	3.0	2.5	1428	$3,450	$2.42	14d	1	1.20mi
1316 New York Dr Unit NA Santa Rosa, CA	3.0	3.0	2200	$4,000	$1.82	22d	1	1.23mi
3587 Round Barn Blvd Santa Rosa, CA	1.0–2.0	1.0–2.0	1112	$2,995	$2.69	5d	4	1.28mi
2135 Pebblewood Ct Santa Rosa, CA	3.0	2.0	1340	$3,400	$2.54	14d	1	1.32mi
2203 Versaro Dr Santa Rosa, CA	3.0	2.5	1800	$3,750	$2.08	14d	1	1.42mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $160,000 Pending 57 DOM
2. 2026-06-03
   days on market $160,000 Contingent (Show) 56 DOM
3. 2026-06-02
   days on market $160,000 Contingent (Show) 55 DOM
4. 2026-06-01
   days on market $160,000 Contingent (Show) 54 DOM
5. 2026-05-31
   days on market $160,000 Contingent (Show) 53 DOM
6. 2026-05-30
   days on market $160,000 Contingent (Show) 52 DOM
7. 2026-05-07
   historical Contingent (Show)
8. 2026-04-08
   listed $160,000 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 15 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: $39,275
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − Depreciation: −$4,655
• Taxable income: $16,174
• Est. tax owed @ 24.0%: −$3,882
• After-tax cash flow: $13,877/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.

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): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

2 events — show timeline

• 2026-05-07 Contingent — BAREIS
• 2026-04-08 Listed $160,000 BAREIS

Property tax history

+0.4%/yr

Latest (2025): $232 · -0.4% YoY. Source: county tax records.