10755 Mobile Village Way #3 · Willits, CA 95490

$55,000

2 bd · 1.5 ba · 768 sqft · Manufactured · 87 Days on market

Built 1969 Fair condition

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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 +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and cozy mobile home in the Golden Rule Mobile Village. Nice rear yard and tool shed and carport. This senior park offers two pools and community building to enjoy. Lovely little spot to enjoy quiet living.

Key facts

• Quiet living
• Tool shed
• Rear yard

Tags

• REAR YARD
• TOOL SHED
• CARPORT
• TWO POOLS
• COMMUNITY BUILDING
• QUIET LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.7% 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.
• Willits Unified (town): math 9% / reading 24% proficiency, ranked #486 of 517 in CA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $55k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 1969 — 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. 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.
7. 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.
8. 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: 2.71% ✓
• Cap rate: 23.67%
• Cash-on-cash: 62.06%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 3.72×
• Total profit: $41,835
• Equity at exit: $8,201

10-year hold

• IRR: 65.6%
• Equity multiple: 7.61×
• Total profit: $101,836
• Equity at exit: $4,755

Cash invested: $15,400 (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 95490

• Active inventory: 149
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $796

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 42%

Sensitivity live

Price	-10% $834	-5% $815	+0% $796	+5% $777	+10% $758
Rent	-10% $679	-5% $738	+0% $796	+5% $855	+10% $914
Rate	-1.0pp $824	-0.5pp $810	base $796	+0.5pp $782	+1.0pp $768

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,000 Active 87 DOM
2. 2026-06-18
   days on market $55,000 Active 86 DOM
3. 2026-06-17
   days on market $55,000 Active 85 DOM
4. 2026-06-16
   days on market $55,000 Active 84 DOM
5. 2026-06-15
   days on market $55,000 Active 83 DOM
6. 2026-06-14
   days on market $55,000 Active 81 DOM
7. 2026-06-12
   days on market $55,000 Active 80 DOM
8. 2026-06-09
   days on market $55,000 Active 77 DOM
9. 2026-06-08
   days on market $55,000 Active 76 DOM
10. 2026-06-07
    days on market $55,000 Active 75 DOM
11. 2026-06-07
    days on market $55,000 Active 74 DOM
12. 2026-06-04
    days on market $55,000 Active 71 DOM
13. 2026-06-02
    days on market $55,000 Active 70 DOM
14. 2026-06-01
    days on market $55,000 Active 69 DOM
15. 2026-05-31
    days on market $55,000 Active 68 DOM
16. 2026-05-31
    days on market $55,000 Active 67 DOM
17. 2026-03-24
    listed $69,000 Active 212-char remark

    Show marketing remark (212 chars)

    Clean and cozy mobile home in the Golden Rule Mobile Village. Nice rear yard and tool shed and carport. This senior park offers two pools and community building to enjoy. Lovely little spot to enjoy quiet living.

18. 2023-06-05
    soldstatus $20,000 Closed 709-char remark

    Show marketing remark (709 chars)

    Located next to the Seabiscuit Ranch between Willits and the Redwood Valley, welcome to one of the most sought after 55+ mobile home park in Mendocino county, Golden Rule Mobile Home Village. This Single-Wide Mobile home features 2 Bedrooms, 1 and 1/2 baths. Main living area includes a kitchen and large family room. Enter the home from a large, covered deck. Home is set on a large lot that includes covered carport and a separate storage unit. The home was well loved by its owners for over 30 years but is in need of updating. This is the perfect spot for someone with a little imagination and not afraid to exert a little elbow grease to make it their own. The park includes a large clubhouse and a pool.

19. 2023-05-31
    historical Contingent - No Show 709-char remark

    Show marketing remark (709 chars)

    Located next to the Seabiscuit Ranch between Willits and the Redwood Valley, welcome to one of the most sought after 55+ mobile home park in Mendocino county, Golden Rule Mobile Home Village. This Single-Wide Mobile home features 2 Bedrooms, 1 and 1/2 baths. Main living area includes a kitchen and large family room. Enter the home from a large, covered deck. Home is set on a large lot that includes covered carport and a separate storage unit. The home was well loved by its owners for over 30 years but is in need of updating. This is the perfect spot for someone with a little imagination and not afraid to exert a little elbow grease to make it their own. The park includes a large clubhouse and a pool.

20. 2023-04-12
    listed $20,000 Active 709-char remark

    Show marketing remark (709 chars)

    Located next to the Seabiscuit Ranch between Willits and the Redwood Valley, welcome to one of the most sought after 55+ mobile home park in Mendocino county, Golden Rule Mobile Home Village. This Single-Wide Mobile home features 2 Bedrooms, 1 and 1/2 baths. Main living area includes a kitchen and large family room. Enter the home from a large, covered deck. Home is set on a large lot that includes covered carport and a separate storage unit. The home was well loved by its owners for over 30 years but is in need of updating. This is the perfect spot for someone with a little imagination and not afraid to exert a little elbow grease to make it their own. The park includes a large clubhouse and a pool.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,871
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$1,600
• Taxable income: $9,231
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $7,342/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and cleaning to improve its condition and value. Exterior paint and siding need attention, and interior paint and cleaning are also needed.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major exterior paint — Significant peeling and wear
• Major interior paint — Visible wear and tear
• Minor bathroom cleaning — Cluttered and in need of cleaning
• Minor kitchen cleaning — Cluttered and in need of cleaning

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean bathrooms and kitchen — Improves functionality and cleanliness

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
interior paint · Visible wear and tear	Major	$15,000–50,000
bathroom cleaning · Cluttered and in need of cleaning	Minor	$500–3,000
kitchen cleaning · Cluttered and in need of cleaning	Minor	$500–3,000
Total estimated repair cost · 5 items		$46,000–156,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean bathrooms and kitchen — Improves functionality and cleanliness ↑

ⓘ 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: Willits Unified
• NCES district ID: 0642560
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $41,494
• Composite: 14.14/100
• National rank: #9455
• State rank: #486 of 517 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

• Population (ZIP): 14,627

Population outlook (Mendocino County) Hauer SSP2

• Today (2025): 84,643 people
• By 2030: 82,138 · -3.0%
• By 2040: 76,402 · -9.7%
• By 2050: 71,759 · -15.2%
• By 2075: 61,454 · -27.4%
• By 2100: 50,130 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 18% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 5% Slovak 5% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 86% English-only · Spanish 11% Chinese 1%

Political lean MEDSL · Mendocino

• 2024 margin: Strong D (+26.8) · D 61.3% · R 34.5% · Other 4.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 42.8pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+35.8 2016: D+29.1 2012: D+37.6 2008: D+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.81%
• Current HPI: 155.0788
• 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

+245.0% since first listed

4 events — show timeline

• 2026-03-24 Listed $69,000 BAREIS
• 2023-06-05 Sold (MLS) $20,000 San Francisco MLS
• 2023-05-31 Contingent — San Francisco MLS
• 2023-04-12 Listed $20,000 San Francisco MLS