64 Acacia Ct · Rohnert Park, CA 94928

$260,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 42 Days on market

Built 2005 $193/sqft · 17% above area Est $222k · 17% over ↓ 4% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• 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

This beautifully maintained 2005 mobile home is in wonderful condition and ready for its next chapter. Featuring drywall interiors throughout, the home offers a clean, modern feel with excellent craftsmanship. Inside you'll find a comfortable 3-bedroom, 2-bathroom layout filled with natural light from multiple skylights, creating a bright and welcoming atmosphere. Accessibility is thoughtfully included with a convenient ADA ramp leading to the entrance. The home is centrally located in Rohnert Park, just minutes from grocery stores, the community center, parks, and everyday conveniences. You're also a short drive to Highway 101 for easy commuting. This well-cared- for home offers comfort, c

Key facts

• Drywall interiors
• Centrally located
• Ada ramp

Tags

• DRYWALL INTERIORS
• ADA RAMP
• CENTRALLY LOCATED
• MINUTES FROM GROCERY STORES
• SHORT DRIVE TO HIGHWAY 101

Property features AI

Finance

• Other: Park name: Valley Village
• Financial info: Land lease: Yes; Land lease amount: $700
• HOA & community: No association; Senior community

Exterior

• Parking: 2 parking spaces; Covered, detached parking; Side-by-side layout; No garage
• Security: Carbon monoxide detector; Smoke detector
• Utilities: Cable available; Internet available; Underground utilities; Public sewer
• Home design: Manufactured in park; Double wide; Original condition
• Construction: Composition roof; Aluminum skirting; Manufacturer: CMH Manufacturing West; Make: Golden West
• Exterior features: Covered deck; Porch ramp; Carport awning; Porch awning; Shed(s); Located on a court

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Free-standing gas range; Free-standing refrigerator; Range hood; Breakfast area; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Low-flow showers; Low-flow toilets; Shower stalls; Tub with shower over
• Heating & cooling: Central heating (gas); Central air; Ceiling fans
• Interior features: Cathedral ceiling; Accessible approach with ramp; Grab bars; Carbon monoxide detector; Smoke detector
• Laundry & utility: Washer included; Dryer included; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.9% in Rohnert Park — 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 (#116 in CA, #4,166 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• Cotati-Rohnert Park Unified (suburban): math 24% / reading 61% proficiency, ranked #205 of 517 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Reed Primary (378 students, 80% FRL); Technology Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 426 students, 68% FRL); Rancho Cotate High (math 12% / reading 57%, grade F, #618 of 1,170 statewide, top 56%, 1,611 students, 36% FRL) — zoned schools average 61% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Cotati-Rohnert Park Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 100 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $8k 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 + 2.7% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $222,165
• List price: $260,000
• Delta: 17.03%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Acacia Ct	0.00mi	3/2.0	1,344 (0%)	0mo	$250,000	$186	100
67 Acacia Ct	0.02mi	2/2.0 (-1)	1,344 (0%)	12mo	$207,500	$154	84
138 Walnut Cir	0.05mi	2/2.0 (-1)	1,318 (-2%)	7mo	$262,000	$199	83
57 Mulberry Ct	0.03mi	2/2.0 (-1)	1,375 (+2%)	8mo	$215,000	$156	83
175 Walnut Cir	0.08mi	3/2.0	1,440 (+7%)	10mo	$302,000	$210	76
318 Rustic Ln	0.12mi	2/2.0 (-1)	1,248 (-7%)	9mo	$316,000	$253	70
232 Walnut Cir	0.10mi	2/2.0 (-1)	1,440 (+7%)	13mo	$250,000	$174	67
233 Apple Ln	0.07mi	2/2.0 (-1)	1,152 (-14%)	3mo	$158,000	$137	66
123 Walnut Cir	0.10mi	2/2.0 (-1)	1,536 (+14%)	13mo	$189,000	$123	56
281 Circulo San Lucas	0.68mi	2/2.0 (-1)	1,440 (+7%)	9mo	$181,000	$126	44
297 Circle Puebla	0.68mi	2/2.0 (-1)	1,248 (-7%)	11mo	$205,000	$164	43
317 Circulo Durango	0.70mi	2/2.0 (-1)	1,152 (-14%)	10mo	$320,000	$278	30

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,085
• Equity at exit: $38,767

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $58,148
• Equity at exit: $22,480

Cash invested: $72,800 (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 94928

• Rents YoY: 2.7%
• Active inventory: 100
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,953 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $725

Break-even live

Break-even rent $2,035

Max offer price $260,000

Occupancy floor 70%

Sensitivity live

Price	-10% $873	-5% $799	+0% $725	+5% $652	+10% $578
Rent	-10% $492	-5% $609	+0% $725	+5% $842	+10% $959
Rate	-1.0pp $856	-0.5pp $792	base $725	+0.5pp $658	+1.0pp $590

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	46d	1	0.25mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	15d	1	0.30mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	25d	1	0.32mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	25d	1	0.32mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	23d	1	0.54mi
954 Emily Ave Rohnert Park, CA	4.0	2.0	1400	$3,500	$2.50	15d	1	0.55mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$3,400	$2.68	4d	1	0.68mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	45d	1	0.68mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	25d	1	0.71mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	23d	1	0.71mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	45d	1	0.71mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	25d	1	0.71mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	45d	1	0.71mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	25d	1	0.74mi
5425 Snyder Ln Rohnert Park, CA	2.0	2.0	960	$2,400	$2.50	15d	1	0.74mi
1440 Southwest Blvd Rohnert Park, CA	2.0	1.5–2.0	890	$2,249	$2.53	15d	3	0.78mi
1440 Southwest Blvd Unit 18 Rohnert Park, CA	2.0	2.0	950	$2,299	$2.42	15d	1	0.78mi
1440 Southwest Blvd Apt 27 Rohnert Park, CA	2.0	2.0	950	$2,099	$2.21	45d	1	0.78mi
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	15d	1	0.83mi
1350 Oak View Cir Rohnert Park, CA	2.0	1.0–2.0	750	$3,310	$4.41	15d	8	0.87mi
7272 Camino Colegio Rohnert Park, CA	1.0–2.0	1.0–2.0	839	$2,500	$2.98	15d	1	0.95mi
4949 Snyder Ln Rohnert Park, CA	1.0–2.0	1.0–2.0	779	$2,621	$3.36	15d	11	0.96mi
8908 Gravenstein Way Cotati, CA	4.0	3.0	1540	$3,650	$2.37	15d	1	1.00mi
8244 Windmill Farms Dr Unit 1 Cotati, CA	2.0	1.5	989	$2,400	$2.43	45d	1	1.11mi
8271 Lancaster Dr Cotati, CA	3.0	3.5	1614	$3,500	$2.17	23d	1	1.16mi
541 Carlson Ave Rohnert Park, CA	1.0–3.0	1.0–2.0	1065	$3,952	$3.71	4d	6	1.26mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	15d	1	1.28mi
5102 Dowdell Ave Rohnert Park, CA	1.0–2.0	1.0–2.0	949	$3,279	$3.46	15d	14	1.29mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	45d	1	1.31mi
7451 Michael Way Rohnert Park, CA	4.0	3.0	1868	$4,250	$2.28	45d	1	1.36mi
1388 Miramonte Pl Rohnert Park, CA	3.0	2.0	1442	$3,800	$2.64	45d	1	1.36mi
600 Rohnert Park Expy W Rohnert Park, CA	1.0–3.0	1.0–2.0	1122	$3,448	$3.07	1d	15	1.39mi
1 Golf Course Dr Rohnert Park, CA	3.0	2.0	1485	$950	$0.64	45d	1	1.40mi
1245 Honeybrook Pl Rohnert Park, CA	4.0	2.0	1809	$4,100	$2.27	45d	1	1.44mi
8201 Camino Colegio #1 Rohnert Park, CA	2.0	2.0	878	$2,350	$2.68	25d	1	1.49mi

Listing history 12 events

1. 2026-06-13
   status $260,000 Pending 42 DOM
2. 2026-06-10
   days on market $260,000 Contingent (Show) 42 DOM
3. 2026-06-09
   days on market $260,000 Contingent (Show) 41 DOM
4. 2026-06-08
   days on market $260,000 Contingent (Show) 40 DOM
5. 2026-06-07
   days on market $260,000 Contingent (Show) 39 DOM
6. 2026-06-05
   days on market $260,000 Contingent (Show) 36 DOM
7. 2026-06-03
   days on market $260,000 Contingent (Show) 35 DOM
8. 2026-06-02
   days on market $260,000 Contingent (Show) 34 DOM
9. 2026-06-01
   days on market $260,000 Contingent (Show) 33 DOM
10. 2026-05-31
    days on market $260,000 Contingent (Show) 32 DOM
11. 2026-05-30
    days on market $260,000 Contingent (Show) 31 DOM
12. 2026-04-20
    listed $260,000 Active 761-char remark

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $832 · $69/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$1,144/yr (+$95/mo · 137.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,439
• − Mortgage interest: −$14,564
• − Property taxes: −$832
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,835
• − Management: −$2,835
• − Depreciation: −$7,564
• Taxable income: $4,712
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $7,575/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: Cotati-Rohnert Park Unified
• NCES district ID: 0609940
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $60,499
• Composite: 37.42/100
• National rank: #4420
• State rank: #205 of 517 in CA

Livability — Rohnert Park

• Score: 75/100
• State rank: #116
• US rank: #4166

Category grades

Amenities C+ Commute A+ Cost of living F Crime B Employment A+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rohnert Park, CA
• County: Sonoma County · 449,805 people
• City population: 46,829
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 46,829
• Household income: $99,280
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2507.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 33% Two or more races 19% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 20% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -628.14%
• Current HPI: 259.9121
• Rent YoY: ▲ 2.69%
• 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

-3.8% since first listed

4 events — show timeline

• 2026-06-16 Sold (MLS) $250,000 BAREIS
• 2026-06-10 Pending — BAREIS
• 2026-05-24 Contingent — BAREIS
• 2026-04-20 Listed $260,000 BAREIS

Property tax history

-1.2%/yr

Latest (2025): $832 · +0.6% YoY. Source: county tax records.