192 Mosshill Ct · Santa Rosa, CA 95409

$245,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 157 Days on market

Built 1977

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

Key facts

• Parking
• Built 1977
• Listed 157 days

Property features AI

Finance

• Financial info: Land lease of $1,094
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking; Guest parking available; No garage
• Security: Carbon monoxide detector and smoke detector
• Utilities: Cable available; Internet available; Individual electric meter; Individual gas meter; Natural gas connected; Public sewer
• Home design: Manufactured in-park home; Double-wide; Key West model
• Construction: Wood skirting; Composition roof
• Exterior features: Enclosed patio; Storage; Landscaped front; Court frontage

Interior

• Kitchen: Built-in gas oven; Gas cook top; Dishwasher; Freestanding refrigerator; Pantry cabinet
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Carbon monoxide detector and smoke detector; Double-strapped water heater; Pantry cabinet; Storage area
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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); 154 active listings in the ZIP; 4 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 36% of the median local income ($108k/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 $7k 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 $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1977 — 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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Brookview Ct	0.05mi	2/2.0	1,536 (0%)	2mo	$65,000	$42	96
128 Brookhill Ct	0.13mi	2/2.0	1,536 (0%)	9mo	$125,000	$81	87
172 Brookview Ct	0.05mi	2/2.0	1,440 (-6%)	2mo	$55,000	$38	85
96 Glenoak Ct	0.11mi	2/2.0	1,440 (-6%)	0mo	$155,000	$108	84
88 Coronado Cir #97	0.29mi	2/2.0	1,506 (-2%)	1mo	$60,000	$40	82
155 Brookview Ct	0.06mi	3/2.0 (+1)	1,536 (0%)	15mo	$115,000	$75	80
154 Brookview Ct	0.07mi	2/2.0	1,440 (-6%)	10mo	$100,000	$69	78
28 Springhill Ct	0.23mi	3/2.0 (+1)	1,440 (-6%)	2mo	$99,000	$69	72
48 Shadyleaf Ct	0.17mi	2/2.0	1,392 (-9%)	6mo	$105,000	$75	71
12 Sandstone Ct	0.28mi	2/2.0	1,440 (-6%)	9mo	$225,000	$156	69
101 Padre Ct	0.34mi	2/2.0	1,340 (-13%)	14mo	$229,300	$171	51
5312 Spain Ave	0.62mi	3/2.0 (+1)	1,750 (+14%)	9mo	$430,000	$246	36

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $15,859
• Equity at exit: $36,530

10-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $88,076
• Equity at exit: $21,183

Cash invested: $68,600 (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: 154
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,228 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $857

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,027	-5% $942	+0% $857	+5% $773	+10% $688
Rent	-10% $602	-5% $730	+0% $857	+5% $985	+10% $1,112
Rate	-1.0pp $981	-0.5pp $920	base $857	+0.5pp $794	+1.0pp $729

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Rincon Meadows Ct Santa Rosa, CA	3.0	2.0	1565	$4,000	$2.56	14d	1	0.47mi
42 Redwood Ct Santa Rosa, CA	3.0	2.0	1166	$2,700	$2.32	14d	1	0.54mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,680	$2.82	14d	9	1.19mi
5863 Mountain Hawk Dr Santa Rosa, CA	3.0	2.0	1945	$4,100	$2.11	14d	1	1.44mi

Listing history 32 events

1. 2026-06-18
   days on market $245,000 Active 157 DOM
2. 2026-06-17
   days on market $245,000 Active 156 DOM
3. 2026-06-16
   days on market $245,000 Active 155 DOM
4. 2026-06-15
   days on market $245,000 Active 154 DOM
5. 2026-06-14
   days on market $245,000 Active 152 DOM
6. 2026-06-13
   pricedays on market $245,000 Active 151 DOM
7. 2026-06-10
   days on market $249,000 Active 149 DOM
8. 2026-06-09
   days on market $249,000 Active 148 DOM
9. 2026-06-08
   days on market $249,000 Active 147 DOM
10. 2026-06-07
    days on market $249,000 Active 146 DOM
11. 2026-06-05
    days on market $249,000 Active 143 DOM
12. 2026-06-03
    days on market $249,000 Active 142 DOM
13. 2026-06-02
    days on market $249,000 Active 141 DOM
14. 2026-06-01
    days on market $249,000 Active 140 DOM
15. 2026-05-31
    days on market $249,000 Active 139 DOM
16. 2026-05-30
    days on market $249,000 Active 138 DOM
17. 2026-02-19
    status Active
18. 2026-02-06
    historical Contingent (Show)
19. 2026-01-12
    listed $249,000 Active
20. 2023-05-26
    soldstatus $215,000 Closed 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

21. 2023-05-23
    status Pending 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

22. 2023-04-27
    historical Contingent (Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

23. 2023-04-19
    status Active 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

24. 2023-03-15
    historical Contingent (No Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

25. 2023-02-03
    status Active 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

26. 2023-01-30
    historical Contingent (Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

27. 2023-01-06
    status Active 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

28. 2023-01-03
    status Contingent (Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

29. 2022-12-19
    historical Contingent (Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

30. 2022-12-06
    status Active 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

31. 2022-11-27
    historical Contingent (Show) 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

32. 2022-11-03
    listed $219,000 Active 603-char remark

    Show marketing remark (603 chars)

    The BEST manufactured home value in NE Santa Rosa is nestled on a small, quiet cul-de-sac near the lighted path along the peaceful seasonal creek that winds through the premier 55+ community of Brookwood. This 2 Bedroom, 2 full Bath, 1536 Sq. Ft. manufactured home has been exceptionally well maintained and updated in all the right places. Large rooms with with LVP wood-tone flooring, updated kitchen lighting and appliances, remodeled hall bath with roomy shower, fresh interior paint and much more! Enclosed sun porch and two large permanent storage sheds. Make this move-in ready home yours!

ⓘ 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: $38,740
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − Depreciation: −$7,127
• Taxable income: $6,791
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $8,657/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): 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

+13.7% since first listed

16 events — show timeline

• 2026-02-19 Relisted — BAREIS
• 2026-02-06 Contingent — BAREIS
• 2026-01-12 Listed $249,000 BAREIS
• 2023-05-26 Sold (MLS) $215,000 BAREIS
• 2023-05-23 Pending — BAREIS
• 2023-04-27 Contingent — BAREIS
• 2023-04-19 Relisted — BAREIS
• 2023-03-15 Contingent — BAREIS
• 2023-02-03 Relisted — BAREIS
• 2023-01-30 Contingent — BAREIS
• 2023-01-06 Relisted — BAREIS
• 2023-01-03 Relisted — BAREIS
• 2022-12-19 Contingent — BAREIS
• 2022-12-06 Relisted — BAREIS
• 2022-11-27 Contingent — BAREIS
• 2022-11-03 Listed $219,000 BAREIS