62 Romani Ct · Santa Rosa, CA 95407

$144,000

2 bd · 1.0 ba · 802 sqft · Manufactured · 245 Days on market

Built 2018 Est $106k · 36% over

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Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 2bed, 1bath manufactured home built in 2018. Located in a lovely 55+ park. It is close to shopping, restaurants and grocery stores. This home has recently been updated with Corian counter tops, hardwood floor in primary, updated bath with tile flooring and new vanity. Very well kept and recently interior painted. Home comes with covered carport and ada accessible elevator lift system. Ready to move in and Enjoy.

Key facts

• Central heat
• Open floor plan
• Front deck

Tags

• FRONT DECK
• NEWER A/C
• CENTRAL HEAT
• OPEN FLOOR PLAN
• DISHWASHER
• FULL GAS RANGE

Property features AI

Finance

• Financial info: Land lease amount $967 per month
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking
• Utilities: Public sewer; Land lease applies
• Home design: Manufactured in park; Single wide
• Construction: CMH Manufacturing (CMH Manufacturing West Inc.) manufactured home
• Exterior features: Covered parking; Located in Roseland park; Wood skirting

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Shower stall with tile
• Laundry & utility: Washer and dryer included (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 rising (+2.9%/yr); 120 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($83k/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 $996 of loan paydown is wiped out by about $4k 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 + 2.9% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $105,864
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Romani Ct	0.00mi	2/1.0	802 (0%)	0mo	$140,000	$175	100
54 Romani Ct	0.02mi	2/1.0	748 (-7%)	1mo	$99,000	$132	88
70 Romani Ct	0.01mi	2/1.0	742 (-8%)	6mo	$95,500	$129	82
42 Romani Ct	0.03mi	1/1.0 (-1)	720 (-10%)	20mo	$77,500	$108	60

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $35,666
• Equity at exit: $21,471

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $106,649
• Equity at exit: $12,450

Cash invested: $40,320 (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 95407

• Rents YoY: 2.9%
• Active inventory: 120
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $928

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,028	-5% $978	+0% $928	+5% $879	+10% $829
Rent	-10% $736	-5% $832	+0% $928	+5% $1,025	+10% $1,121
Rate	-1.0pp $1,001	-0.5pp $965	base $928	+0.5pp $891	+1.0pp $853

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Apple Creek Ln Santa Rosa, CA	1.0–2.0	1.0–2.0	748	$2,599	$3.47	14d	16	0.48mi
927 Delport Ave Unit 2 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	14d	1	0.50mi
927 Delport Ave Unit 4 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	14d	1	0.50mi
1053 Dutton Ave Santa Rosa, CA	2.0	1.5	850	$2,200	$2.59	14d	1	0.55mi
1765 W 3rd St Santa Rosa, CA	2.0	1.5	1000	$2,395	$2.40	14d	1	0.70mi
3 W 3rd St Santa Rosa, CA	2.0	1.0	1000	$2,047	$2.05	14d	1	0.81mi
901 Link Ln Santa Rosa, CA	3.0	1.0	1100	$2,645	$2.40	14d	1	0.82mi
110 5th St Santa Rosa, CA	2.0	2.5	950	$2,250	$2.37	14d	1	0.97mi
725 Wilson St Santa Rosa, CA	1.0–2.0	1.0–2.0	935	$3,245	$3.47	14d	6	0.98mi
104 10th St Santa Rosa, CA	2.0	1.0	659	$1,900	$2.88	14d	1	1.08mi
724 Morgan St Unit 726b Santa Rosa, CA	1.0	1.0	600	$1,600	$2.67	24d	1	1.14mi
1113 Dale Ct Santa Rosa, CA	1.0	1.0	624	$1,725	$2.76	14d	1	1.17mi
2350 Corby Ave Santa Rosa, CA	2.0	1.0	903	$2,185	$2.42	14d	1	1.31mi
2585 Kenton Ct Unit B Santa Rosa, CA	2.0	1.0	789	$2,150	$2.72	14d	1	1.34mi
615 Healdsburg Ave Santa Rosa, CA	1.0	1.0	850	$2,280	$2.68	14d	1	1.35mi
147 Colgan Ave Santa Rosa, CA	1.0–2.0	1.0	623	$1,941	$3.12	14d	3	1.38mi
346 Carrillo St Santa Rosa, CA	1.0	1.0	750	$2,250	$3.00	14d	1	1.38mi
420 Mendocino Ave Santa Rosa, CA	2.0	1.0–2.0	784	$3,923	$5.00	14d	21	1.39mi
651 Maple Ave #2 Santa Rosa, CA	3.0	1.5	938	$2,800	$2.99	14d	1	1.40mi
960 Doubles Dr Santa Rosa, CA	2.0–3.0	1.0–2.5	1038	$2,399	$2.31	13d	3	1.50mi

Listing history 27 events

1. 2026-06-10
   status $144,000 Pending 245 DOM
2. 2026-06-09
   days on market $144,000 Contingent (Show) 245 DOM
3. 2026-06-08
   days on market $144,000 Contingent (Show) 244 DOM
4. 2026-06-07
   days on market $144,000 Contingent (Show) 243 DOM
5. 2026-06-03
   days on market $144,000 Contingent (Show) 239 DOM
6. 2026-06-02
   days on market $144,000 Contingent (Show) 238 DOM
7. 2026-06-01
   days on market $144,000 Contingent (Show) 237 DOM
8. 2026-05-31
   days on market $144,000 Contingent (Show) 236 DOM
9. 2026-05-30
   statusdays on market $144,000 Contingent (Show) 235 DOM
10. 2026-04-08
    status Active
11. 2026-01-31
    status Active
12. 2026-01-19
    historical Contingent (Show)
13. 2025-10-06
    listed $149,000 Active
14. 2025-07-05
    price $149,000
15. 2025-02-20
    listed $165,000 Active
16. 2024-03-27
    soldstatus $159,000 Closed 431-char remark

    Show marketing remark (431 chars)

    Don't miss this 2bed, 1bath manufactured home built in 2018. Located in a lovely 55+ park. It is close to shopping, restaurants and grocery stores. This home has recently been updated with Corian counter tops, hardwood floor in primary, updated bath with tile flooring and new vanity. Very well kept and recently interior painted. Home comes with covered carport and ada accessible elevator lift system. Ready to move in and Enjoy.

17. 2024-03-22
    historical Contingent (Show) 431-char remark

    Show marketing remark (431 chars)

    Don't miss this 2bed, 1bath manufactured home built in 2018. Located in a lovely 55+ park. It is close to shopping, restaurants and grocery stores. This home has recently been updated with Corian counter tops, hardwood floor in primary, updated bath with tile flooring and new vanity. Very well kept and recently interior painted. Home comes with covered carport and ada accessible elevator lift system. Ready to move in and Enjoy.

18. 2024-03-14
    listed $159,000 Active 431-char remark

    Show marketing remark (431 chars)

    Don't miss this 2bed, 1bath manufactured home built in 2018. Located in a lovely 55+ park. It is close to shopping, restaurants and grocery stores. This home has recently been updated with Corian counter tops, hardwood floor in primary, updated bath with tile flooring and new vanity. Very well kept and recently interior painted. Home comes with covered carport and ada accessible elevator lift system. Ready to move in and Enjoy.

19. 2024-01-19
    price $164,000
20. 2023-12-19
    price $169,000
21. 2023-12-03
    price $172,000
22. 2023-11-14
    price $174,000
23. 2023-10-16
    listed $179,000 Active
24. 2023-02-24
    soldstatus $149,000 Closed
25. 2023-02-24
    status Pending
26. 2023-01-26
    historical Contingent (Show)
27. 2023-01-19
    listed $149,000 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 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: $29,220
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$4,189
• Taxable income: $9,409
• Est. tax owed @ 24.0%: −$2,258
• After-tax cash flow: $8,883/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): 42,036
• Household income: $82,863
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1943.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 29% Two or more races 13% Asian 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 50% Other Indo-European 2% Other Asian/Pacific 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: ▼ -852.74%
• Current HPI: 256.4307
• Rent YoY: ▲ 2.93%
• 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

+0.0% since first listed

18 events — show timeline

• 2026-04-08 Relisted — BAREIS
• 2026-01-31 Relisted — BAREIS
• 2026-01-19 Contingent — BAREIS
• 2025-10-06 Listed $149,000 BAREIS
• 2025-07-05 Price Changed $149,000 BAREIS
• 2025-02-20 Listed $165,000 BAREIS
• 2024-03-27 Sold (MLS) $159,000 BAREIS
• 2024-03-22 Contingent — BAREIS
• 2024-03-14 Listed $159,000 BAREIS
• 2024-01-19 Price Changed $164,000 BAREIS
• 2023-12-19 Price Changed $169,000 BAREIS
• 2023-12-03 Price Changed $172,000 BAREIS
• 2023-11-14 Price Changed $174,000 BAREIS
• 2023-10-16 Listed $179,000 BAREIS
• 2023-02-24 Sold (MLS) $149,000 BAREIS
• 2023-02-24 Pending — BAREIS
• 2023-01-26 Contingent — BAREIS
• 2023-01-19 Listed $149,000 BAREIS

Property tax history

+3.5%/yr

Latest (2025): $52 · +2.7% YoY. Source: county tax records.