54 Romani Ct · Santa Rosa, CA 95407

$99,000

2 bd · 1.0 ba · 748 sqft · Land · 13 Days on market

Built 2016

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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 +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 54 Romani Court in Santa Rosa, an inviting chance to own in the desirable Roseland Mobile Home Park, a 55+ community known for its welcoming atmosphere. This two bedroom, one bath residence offers comfortable living with a functional layout, featuring a kitchen with an island, along with the convenience of an in-home washer and dryer. A front porch provides a relaxing outdoor space, while the carport and storage shed add everyday practicality. Residents enjoy access to a clubhouse, providing a setting that encourages connection and ease of living. Ideally located near shopping, dining, and everyday conveniences. This property presents an exceptional value for those seeking an aff

Key facts

• Front porch
• Carport
• Storage shed

Tags

• KITCHEN WITH ISLAND
• BUILT-IN MICROWAVE
• IN-HOME WASHER AND DRYER
• FRONT PORCH
• CARPORT
• STORAGE SHED

Property features AI

Finance

• Financial info: Monthly land lease: $924
• HOA & community: No association; Land lease in place

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public sewer; No on-site power production
• Home design: Manufactured in park (single wide); Senior community
• Construction: Manufactured home by Clayton / CMH Manufacturing West Inc.
• Exterior features: Located in a mobile home park; Vinyl skirting

Interior

• Kitchen: Kitchen island; Free standing gas range; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating; Ceiling fans; Window AC units
• Interior features: Island in kitchen; Free standing gas range; Microwave
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 20.4% 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: 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.
• Zoned schools: Sheppard Elementary (573 students, 78% FRL); Elsie Allen High (1,055 students, 51% FRL) — zoned schools average 64% FRL vs 22% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 121 active listings in the ZIP; 9 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 34% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.37% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.48%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 48.2%
• Equity multiple: 3.10×
• Total profit: $58,098
• Equity at exit: $14,761

10-year hold

• IRR: 53.8%
• Equity multiple: 6.26×
• Total profit: $145,693
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,166

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,235	-5% $1,200	+0% $1,166	+5% $1,132	+10% $1,098
Rent	-10% $981	-5% $1,074	+0% $1,166	+5% $1,259	+10% $1,351
Rate	-1.0pp $1,216	-0.5pp $1,191	base $1,166	+0.5pp $1,140	+1.0pp $1,114

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	15d	16	0.53mi
150 Stony Point Rd Santa Rosa, CA	1.0	1.0	498	$1,980	$3.98	15d	1	0.74mi
1029 Link Ln Santa Rosa, CA	1.0	1.0	500	$1,795	$3.59	15d	1	1.11mi
104 10th St Santa Rosa, CA	2.0	1.0	659	$1,900	$2.88	15d	1	1.14mi
724 Morgan St Unit 726b Santa Rosa, CA	1.0	1.0	600	$1,600	$2.67	25d	1	1.19mi
1113 Dale Ct Santa Rosa, CA	1.0	1.0	624	$1,725	$2.76	15d	1	1.23mi
147 Colgan Ave Santa Rosa, CA	1.0–2.0	1.0	623	$1,941	$3.12	15d	3	1.35mi
420 Mendocino Ave Santa Rosa, CA	2.0	1.0–2.0	784	$3,923	$5.00	15d	21	1.43mi
346 Carrillo St Santa Rosa, CA	1.0	1.0	750	$2,250	$3.00	15d	1	1.44mi

Listing history 2 events

1. 2026-05-19
   historical Contingent (Show)
2. 2026-05-13
   listed $99,000 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: $28,105
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$2,880
• Taxable income: $13,203
• Est. tax owed @ 24.0%: −$3,169
• After-tax cash flow: $10,824/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

2 events — show timeline

• 2026-05-19 Contingent — BAREIS
• 2026-05-13 Listed $99,000 BAREIS

Property tax history

+35.8%/yr

Latest (2019): $189 · -3.5% YoY. Source: county tax records.