30 Chelsea Cir · Cloverdale, CA 95425

$175,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 57 Days on market

Built 1980 Fair condition $162/sqft · 25% above area Est $140k · 25% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

In desirable Briarwood! A smart and affordable option in today's market, this 2 bedroom, 2 bath double wide offers approximately 1080 sq ft of well designed living space. The 2-bedroom layout includes an ensuite bath in the primary and a second full bathroom for guests, roommates or multi-generation living, while the compact footprint keeps utilities and upkeep reasonable. Nicely landscaped outside area in the back for enjoyment of Cloverdale's great weather. Ideal as a primary residence, rental investment, or low overhead wine country retreat. Briarwood Mobile Home Park offers community in-ground pool and clubhouse. ________________________________________

Key facts

• Ensuite bath
• 2 parking spots
• Built 1980

Tags

• ENSUITE BATH
• LANDSCAPED OUTSIDE AREA

Property features AI

Finance

• Financial info: Land lease amount listed as $913; Future space rent listed as $0
• HOA & community: No association; Not a senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; No power production (no solar)
• Home design: Manufactured in park; Double wide
• Construction: Manufactured home by Far West Homes; Original condition
• Exterior features: Located in Briarwood Mobile Home Park; Not on a land lease

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; No cooling
• Interior features: Original condition; Tub with shower over
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.6% in Cloverdale — 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 63/100 on livability (#442 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing B+; Watch: health & safety C-, commute D, schools F.
• Cloverdale Unified (town): math 29% / reading 33% proficiency, ranked #967 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $140,282
• List price: $175,000
• Delta: 24.75%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $21,395
• Equity at exit: $26,093

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $82,800
• Equity at exit: $15,131

Cash invested: $49,000 (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 95425

• Active inventory: 62
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $781

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 64%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 S Cloverdale Blvd Cloverdale, CA	3.0	1.0	1039	$2,600	$2.50	43d	1	0.08mi
132 Treadway Ct Cloverdale, CA	2.0	2.5	1144	$2,400	$2.10	43d	1	0.40mi
190 Healdsburg Ave Cloverdale, CA	2.0	2.0	1100	$2,400	$2.18	43d	1	0.75mi
327 N Main St Unit A Cloverdale, CA	2.0	1.0	1240	$2,000	$1.61	43d	1	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 57 DOM
2. 2026-06-18
   days on market $175,000 Active 56 DOM
3. 2026-06-17
   days on market $175,000 Active 55 DOM
4. 2026-06-16
   days on market $175,000 Active 54 DOM
5. 2026-06-15
   days on market $175,000 Active 53 DOM
6. 2026-06-14
   days on market $175,000 Active 51 DOM
7. 2026-06-12
   days on market $175,000 Active 50 DOM
8. 2026-06-09
   days on market $175,000 Active 47 DOM
9. 2026-06-08
   days on market $175,000 Active 46 DOM
10. 2026-06-07
    days on market $175,000 Active 45 DOM
11. 2026-06-07
    statusdays on market $175,000 Active 44 DOM
12. 2026-06-03
    days on market $175,000 Contingent (Show) 41 DOM
13. 2026-06-03
    status $175,000 Contingent (Show) 40 DOM
14. 2026-06-02
    days on market $175,000 Active 40 DOM
15. 2026-06-01
    days on market $175,000 Active 39 DOM
16. 2026-05-31
    days on market $175,000 Active 38 DOM
17. 2026-05-30
    days on market $175,000 Active 37 DOM
18. 2026-04-23
    listed $175,000 Active 594-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,227
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$5,091
• Taxable income: $6,997
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $7,687/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Upgrades to the exterior, kitchen, bathrooms, and HVAC systems, along with fresh paint, would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate kitchen cabinets — Older and dated
• Moderate bathroom fixtures — Older and dated
• Moderate HVAC units — Older and worn

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Resale Upgrade bathroom fixtures — Modern fixtures enhance functionality and aesthetics
• Resale Replace HVAC units — Modern units improve comfort and energy efficiency
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
kitchen cabinets · Older and dated	Moderate	$3,000–15,000
bathroom fixtures · Older and dated	Moderate	$3,000–15,000
HVAC units · Older and worn	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Resale Upgrade bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑
• Resale Replace HVAC units — Modern units improve comfort and energy efficiency ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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: Cloverdale Unified
• NCES district ID: 0608970
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $59,286
• Composite: 30.7/100
• National rank: #11424
• State rank: #967 of 1400 in CA

Livability — Cloverdale

• Score: 63/100
• State rank: #442
• US rank: #15093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverdale, CA
• Population (ZIP): 11,410

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 31% Two or more races 16% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 17% · Canada
• Languages at home: 73% English-only · Spanish 24% Other Indo-European 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: ▼ -598.97%
• Current HPI: 244.3763
• 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

3 events — show timeline

• 2026-06-04 Relisted — BAREIS
• 2026-06-02 Contingent — BAREIS
• 2026-04-23 Listed $175,000 BAREIS