324 Pear Ln · Santa Rosa, CA 95407

$180,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 138 Days on market

Built 1969 Est $157k · 14% 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 +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mt. View Family Park. 3 bedroom One and One and half baths. Central Heat. Appliances. One window cooler. Great location in rear of Park with view of mountains. Close to Transportation, Costco, Restaurants, shopping. Short drive to downtown Santa Rosa.

Key facts

• Bright living area
• Covered parking
• Private bath

Tags

• UPGRADED KITCHEN
• BRIGHT LIVING AREA
• PRIVATE BATH
• AMPLE CLOSET SPACE
• COVERED PARKING
• BRAND NEW AC

Property features AI

Finance

• HOA & community: No association; Not a senior community; Land lease: $1,718

Exterior

• Parking: Covered parking
• Utilities: Public sewer
• Home design: Manufactured in park; Double wide
• Construction: Wood skirting; Make: Greatlake (manufactured home)
• Exterior features: Located in Mountain View Estates (manufactured home park); Covered parking

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms (2 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tub with shower over
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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); 121 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).
• This rent runs 41% 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 $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 + 2.9% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $157,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Pear Ln	0.07mi	3/2.0	1,104 (+15%)	8mo	$160,000	$145	65
305 Aileen Ave	0.11mi	2/2.0 (-1)	1,100 (+15%)	0mo	$105,000	$95	65
319 Apple Ln	0.04mi	3/2.0	850 (-12%)	17mo	$111,000	$131	65
146 N Star Dr	0.65mi	3/2.0	960 (0%)	11mo	$157,000	$164	61
3050 El Toro Way	0.26mi	2/2.0 (-1)	1,000 (+4%)	18mo	$188,500	$189	61
220 Ricardo Ave	0.21mi	2/2.0 (-1)	1,100 (+15%)	1mo	$179,000	$163	60
273 Aileen Ave	0.14mi	2/1.0 (-1)	900 (-6%)	17mo	$120,000	$133	59
55 Wayside Dr	0.65mi	2/1.0 (-1)	940 (-2%)	2mo	$105,000	$112	56
116 Coachman Ln #27	0.58mi	3/2.0	1,050 (+9%)	11mo	$237,950	$227	48
38 Wayside Dr	0.60mi	2/2.0 (-1)	1,040 (+8%)	9mo	$205,000	$197	46
144 El Crystal Dr	0.72mi	3/2.0	1,056 (+10%)	15mo	$259,000	$245	38
2313 Calico Ln #67	0.59mi	2/2.0 (-1)	1,080 (+12%)	16mo	$187,000	$173	34

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $33,445
• Equity at exit: $26,839

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $109,308
• Equity at exit: $15,563

Cash invested: $50,400 (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 95407

• Rents YoY: 2.9%
• Active inventory: 121
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $986

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,110	-5% $1,048	+0% $986	+5% $923	+10% $861
Rent	-10% $763	-5% $874	+0% $986	+5% $1,097	+10% $1,208
Rate	-1.0pp $1,076	-0.5pp $1,031	base $986	+0.5pp $939	+1.0pp $891

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Burt St Santa Rosa, CA	1.0–2.0	1.0–2.0	742	$2,563	$3.45	15d	10	0.14mi
2327 Summercreek Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	1083	$2,920	$2.69	15d	6	0.23mi
325 Yolanda Ave Santa Rosa, CA	1.0–3.0	1.0–2.0	1144	$3,526	$3.08	15d	15	0.41mi
1018 Bellevue Ave Santa Rosa, CA	1.0–4.0	1.0–2.0	1010	$2,145	$2.12	15d	1	0.46mi
1020 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	890	$3,549	$3.99	15d	27	0.65mi
2146 Bedford St Unit 2130-101 Santa Rosa, CA	2.0	2.0	920	$2,450	$2.66	15d	1	0.67mi
2585 Kenton Ct Unit B Santa Rosa, CA	2.0	1.0	789	$2,150	$2.72	15d	1	0.71mi
2111 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	936	$3,465	$3.70	14d	8	0.74mi
2350 Corby Ave Santa Rosa, CA	2.0	1.0	903	$2,185	$2.42	15d	1	0.75mi
147 Colgan Ave Santa Rosa, CA	1.0–2.0	1.0	623	$1,941	$3.12	15d	3	0.99mi
1501 Patty Pl Unit 1555 Santa Rosa, CA	2.0	2.0	747	$1,995	$2.67	15d	1	1.12mi
1501 Patty Pl Unit 1591 Santa Rosa, CA	2.0	2.0	747	$2,500	$3.35	15d	1	1.12mi
1501 Patty Pl Unit 3075 Santa Rosa, CA	3.0	2.0	1047	$2,850	$2.72	15d	1	1.12mi

Listing history 24 events

1. 2026-06-21
   days on market $180,000 Active 138 DOM
2. 2026-06-18
   days on market $180,000 Active 135 DOM
3. 2026-06-17
   days on market $180,000 Active 134 DOM
4. 2026-06-16
   days on market $180,000 Active 133 DOM
5. 2026-06-15
   days on market $180,000 Active 132 DOM
6. 2026-06-14
   days on market $180,000 Active 130 DOM
7. 2026-06-13
   days on market $180,000 Active 129 DOM
8. 2026-06-10
   days on market $180,000 Active 127 DOM
9. 2026-06-09
   days on market $180,000 Active 126 DOM
10. 2026-06-08
    days on market $180,000 Active 125 DOM
11. 2026-06-07
    days on market $180,000 Active 124 DOM
12. 2026-06-05
    days on market $180,000 Active 121 DOM
13. 2026-06-03
    days on market $180,000 Active 120 DOM
14. 2026-06-02
    days on market $180,000 Active 119 DOM
15. 2026-06-01
    days on market $180,000 Active 118 DOM
16. 2026-05-31
    days on market $180,000 Active 117 DOM
17. 2026-05-30
    days on market $180,000 Active 116 DOM
18. 2026-04-01
    price $180,000
19. 2026-02-03
    listed $200,000 Active
20. 2025-06-04
    listed $145,000 Active
21. 2020-10-02
    soldstatus $60,000 Sold 254-char remark

    Show marketing remark (254 chars)

    Mt. View Family Park. 3 bedroom One and One and half baths. Central Heat. Appliances. One window cooler. Great location in rear of Park with view of mountains. Close to Transportation, Costco, Restaurants, shopping. Short drive to downtown Santa Rosa.

22. 2020-09-15
    historical Contingent 254-char remark

    Show marketing remark (254 chars)

    Mt. View Family Park. 3 bedroom One and One and half baths. Central Heat. Appliances. One window cooler. Great location in rear of Park with view of mountains. Close to Transportation, Costco, Restaurants, shopping. Short drive to downtown Santa Rosa.

23. 2020-09-01
    price $69,000 254-char remark

    Show marketing remark (254 chars)

    Mt. View Family Park. 3 bedroom One and One and half baths. Central Heat. Appliances. One window cooler. Great location in rear of Park with view of mountains. Close to Transportation, Costco, Restaurants, shopping. Short drive to downtown Santa Rosa.

24. 2020-07-24
    listed $79,000 Active 254-char remark

    Show marketing remark (254 chars)

    Mt. View Family Park. 3 bedroom One and One and half baths. Central Heat. Appliances. One window cooler. Great location in rear of Park with view of mountains. Close to Transportation, Costco, Restaurants, shopping. Short drive to downtown Santa Rosa.

ⓘ 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 ≥92°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: $33,865
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$5,236
• Taxable income: $9,528
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $9,540/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

• 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

+127.8% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $180,000 BAREIS
• 2026-02-03 Listed $200,000 BAREIS
• 2025-06-04 Listed $145,000 BAREIS
• 2020-10-02 Sold (MLS) $60,000 BAREIS
• 2020-09-15 Contingent — BAREIS
• 2020-09-01 Price Changed $69,000 BAREIS
• 2020-07-24 Listed $79,000 BAREIS