63 Oakcreek Ct · Santa Rosa, CA 95409

$140,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 29 Days on market

Built 1973 Good condition Est $174k · 20% 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
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 63 Oakcreek court, located in the highly desirable Brookwood 55+ senior park. Located on a fully landscaped corner lot, this home features 2 beds, 2 baths, with approx. 1,200 sqrft. Step outside and discover the showstopper a beautifully upgraded patio that transforms everyday living into a resort-style experience. Whether you're hosting weekend gatherings, enjoying al fresco dinners under the stars, or simply unwinding with your morning coffee, this outdoor space was crafted for memorable moments. And the crown jewel? A luxurious hot tub perfectly positioned for soaking away the stresses of the day. Picture yourself relaxing beneath the Sonoma County sky, glass of local wine in

Key facts

• Upgraded patio
• Luxurious hot tub
• Large clubhouse

Tags

• FULLY LANDSCAPED CORNER LOT
• UPGRADED PATIO
• LUXURIOUS HOT TUB
• LIGHTED WALKING TRAILS
• LARGE CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Located in Brookwood Park
• HOA & community: No homeowners association; Senior community; Land lease applies (monthly land lease amount reported)

Exterior

• Parking: Covered parking; 2 parking spaces; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; Internet available; Public sewer
• Home design: Manufactured home (double wide) located in a park; Lancer manufacturer; Wood skirting
• Construction: Metal roof
• Exterior features: Covered patio; Front landscaping; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven and range; Free-standing refrigerator; Hood over range
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms with shower stall(s) and tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Carbon monoxide detector and smoke detector; Wood countertops
• Laundry & utility: Laundry area inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

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 ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+3.3%/yr); 155 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 + 3.3% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($138k) 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $174,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Brookview Ct	0.07mi	2/2.0	1,176 (-2%)	5mo	$170,000	$145	89
52 Oakstone Ct #52	0.03mi	2/2.0	1,152 (-4%)	4mo	$225,425	$196	88
103 Glenoak Ct	0.13mi	2/2.0	1,152 (-4%)	1mo	$195,000	$169	86
71 Oakcreek Ct	0.04mi	2/2.0	1,152 (-4%)	6mo	$190,000	$165	86
265 Hermosa Cir	0.23mi	2/2.0	1,200 (0%)	5mo	$190,000	$158	85
97 Glenoak Ct	0.13mi	2/2.0	1,248 (+4%)	3mo	$142,500	$114	84
66 Coronado Cir	0.22mi	2/2.0	1,200 (0%)	7mo	$160,000	$133	84
137 Bluestone Ct	0.15mi	2/2.0	1,248 (+4%)	4mo	$125,000	$100	83
70 Coronado Cir	0.23mi	2/2.0	1,248 (+4%)	3mo	$195,000	$156	80
29 Coronado Cir	0.16mi	2/2.0	1,080 (-10%)	6mo	$145,000	$134	70
61 Coronado Cir	0.19mi	2/2.0	1,060 (-12%)	6mo	$149,500	$141	66
121 Coronado Cir	0.28mi	3/2.0 (+1)	1,300 (+8%)	4mo	$180,000	$138	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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.04×
• Total profit: $40,640
• Equity at exit: $20,874

10-year hold

• IRR: 33.0%
• Equity multiple: 4.04×
• Total profit: $119,015
• Equity at exit: $12,105

Cash invested: $39,200 (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 95409

• Rents YoY: 3.3%
• Active inventory: 155
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $983

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,079	-5% $1,031	+0% $983	+5% $934	+10% $886
Rent	-10% $788	-5% $885	+0% $983	+5% $1,080	+10% $1,178
Rate	-1.0pp $1,053	-0.5pp $1,018	base $983	+0.5pp $946	+1.0pp $910

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5145 Parkhurst Dr Santa Rosa, CA	1.0	1.0	750	$2,469	$3.29	15d	1	0.17mi
6600 Montecito Blvd Unit 49 Santa Rosa, CA	1.0	1.0	750	$1,999	$2.67	24d	1	0.59mi
6600 Montecito Blvd Unit 02 Santa Rosa, CA	2.0	2.0	950	$2,450	$2.58	22d	1	0.59mi
42 Redwood Ct Santa Rosa, CA	3.0	2.0	1166	$2,700	$2.32	15d	1	0.61mi
6401 Montecito Blvd Santa Rosa, CA	2.0	1.0	835	$1,975	$2.37	15d	1	0.83mi
6263 Montecito Blvd Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	24d	1	0.89mi
6263 Montecito Blvd Unit 05 Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	15d	1	0.89mi
6233 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,195	$2.93	15d	1	0.92mi
6221 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,145	$2.86	15d	3	0.93mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,755	$3.53	14d	6	0.99mi
6123 Montecito Blvd Unit rh6123Montecito14 Santa Rosa, CA	2.0	1.0	700	$2,150	$3.07	22d	1	0.99mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,680	$2.82	15d	9	1.28mi
1201 Mission Blvd Unit 1255 Santa Rosa, CA	2.0	1.0	970	$2,000	$2.06	15d	1	1.42mi

Listing history 16 events

1. 2026-06-17
   status $140,000 Pending 29 DOM
2. 2026-06-16
   days on market $140,000 Contingent (Show) 29 DOM
3. 2026-06-15
   days on market $140,000 Contingent (Show) 28 DOM
4. 2026-06-14
   days on market $140,000 Contingent (Show) 26 DOM
5. 2026-06-13
   days on market $140,000 Contingent (Show) 25 DOM
6. 2026-06-10
   days on market $140,000 Contingent (Show) 23 DOM
7. 2026-06-09
   days on market $140,000 Contingent (Show) 22 DOM
8. 2026-06-08
   days on market $140,000 Contingent (Show) 21 DOM
9. 2026-06-07
   days on market $140,000 Contingent (Show) 20 DOM
10. 2026-06-05
    days on market $140,000 Contingent (Show) 17 DOM
11. 2026-06-03
    days on market $140,000 Contingent (Show) 16 DOM
12. 2026-06-02
    days on market $140,000 Contingent (Show) 15 DOM
13. 2026-06-01
    days on market $140,000 Contingent (Show) 14 DOM
14. 2026-05-31
    statusdays on market $140,000 Contingent (Show) 13 DOM
15. 2026-05-30
    days on market $140,000 Active 12 DOM
16. 2026-05-18
    listed $140,000 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 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: $29,624
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$4,073
• Taxable income: $10,169
• Est. tax owed @ 24.0%: −$2,441
• After-tax cash flow: $9,352/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 · 30 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace outdoor furniture — Upgrading outdoor furniture can attract renters looking for a comfortable living space.
• Both Clean and organize interior — A clean and organized interior can improve the overall impression and attract both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace outdoor furniture — Upgrading outdoor furniture can attract renters looking for a comfortable living space. ↑
• Both Clean and organize interior — A clean and organized interior can improve the overall impression and attract both buyers and renters. ↑

ⓘ 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: 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): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

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: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• 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

• 2026-05-18 Listed $140,000 BAREIS