8009 Cliffrose St · Windsor, CA 95492

$195,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 5 Days on market

Built 1985 Est $187k · at est.

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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 +5.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come to Windsor Mobile Country Club, Windsor's 55+ park and make this spacious home yours. A spacious, cosmetic fixer offering 2 bedroom 2 bath home approximately 1,344 sf with a large yard, with a beautiful flower garden. Tucked in the rear of the park, a quiet location, has guest parking near by. Park offers clubhouse with pool, extra storage for RV/boat parking. Come to check it out, this one won't last long.

Key facts

• Large windows
• Soaking tub
• Long deck

Tags

• BACKYARD FILLED WITH GREENERY
• LONG DECK
• HIGH CEILINGS
• LARGE WINDOWS
• TONS OF CABINETS
• SOAKING TUB

Property features AI

Finance

• Financial info: Land lease amount: $930
• HOA & community: No association; Located in Windsor Mobile Country Club

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Individual gas meter; Internet available; Public sewer
• Home design: Manufactured in-park, double-wide; Located in a senior community; Land lease (space rent applies)
• Construction: Manufacturer: Golden West; Make: Kingston; Skirt: Other
• Exterior features: Backyard

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Range hood; Microwave; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with shower stalls and a sunken tub; tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Deck attached to living room; Dining and living room combined
• Laundry & utility: Washer and dryer included and located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Cap rate 14.3% vs local median 3.1% in Windsor — 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 71/100 on livability (#210 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Windsor Unified (suburban): math 25% / reading 25% proficiency, ranked #362 of 517 in CA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mattie Washburn Elementary (514 students, 49% FRL); Windsor Middle (725 students, 50% FRL); Windsor High (1,603 students, 46% FRL) — zoned schools average 48% FRL vs 33% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $6k 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 $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

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: 1.58% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.27
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $186,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Aspen Way	0.10mi	2/2.0	1,345 (+0%)	12mo	$169,000	$126	85
601 Aspen Way	0.13mi	2/2.0	1,296 (-4%)	6mo	$179,900	$139	83
612 Aspen Way	0.09mi	3/2.0 (+1)	1,308 (-3%)	11mo	$215,000	$164	77
8107 B St	0.13mi	3/2.0 (+1)	1,300 (-3%)	10mo	$270,000	$208	75
1133 Chinaberry Way	0.09mi	2/2.0	1,440 (+7%)	12mo	$279,000	$194	74
8317 Blue Spruce Way	0.23mi	2/2.0	1,440 (+7%)	7mo	$135,000	$94	72
8323 Blue Spruce Way	0.25mi	2/2.0	1,344 (0%)	20mo	$145,000	$108	71
1032 Maple Dr	0.14mi	2/2.0	1,484 (+10%)	8mo	$385,000	$259	70
703 Sequoia	0.14mi	2/2.0	1,248 (-7%)	18mo	$172,000	$138	67
8109 B St	0.23mi	2/2.0	1,152 (-14%)	3mo	$199,000	$173	63
702 Sequoia St	0.14mi	2/2.0	1,536 (+14%)	12mo	$170,000	$111	60
708 Sequoia Dr	0.12mi	2/2.0	1,152 (-14%)	20mo	$155,000	$135	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.93×
• Total profit: $50,717
• Equity at exit: $29,075

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $149,934
• Equity at exit: $16,860

Cash invested: $54,600 (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 95492

• Active inventory: 107
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,082 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,294

Break-even live

Break-even rent $1,444

Max offer price $195,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,404	-5% $1,349	+0% $1,294	+5% $1,239	+10% $1,183
Rent	-10% $1,050	-5% $1,172	+0% $1,294	+5% $1,415	+10% $1,537
Rate	-1.0pp $1,392	-0.5pp $1,343	base $1,294	+0.5pp $1,243	+1.0pp $1,192

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Courtyards E Windsor, CA	2.0	2.0	980	$2,300	$2.35	15d	1	0.37mi
7924 Ferrari Way Windsor, CA	3.0	2.0	1476	$3,400	$2.30	45d	1	0.41mi
172 Courtyards E Windsor, CA	2.0	2.0	980	$2,650	$2.70	15d	1	0.42mi
10 3rd St Unit 10 Windsor, CA	2.0	1.5	1000	$2,395	$2.40	45d	1	0.57mi
185 Johnson St Windsor, CA	3.0	2.5	1796	$3,300	$1.84	45d	1	0.65mi
776 McClelland Dr Windsor, CA	2.0	2.5	1344	$2,900	$2.16	45d	1	0.77mi
1145 Shiloh Rd Windsor, CA	3.0	1.0–2.0	776	$3,828	$4.93	9d	14	0.92mi
904 Bond Pl Windsor, CA	3.0	3.0	1587	$1,275	$0.80	45d	1	1.09mi
9631 Old Redwood Hwy Unit 9631 Windsor, CA	2.0	1.0	1047	$2,375	$2.27	22d	1	1.22mi
1011 Ventana Dr Windsor, CA	3.0	2.0	1100	$3,400	$3.09	45d	1	1.40mi

Listing history 4 events

1. 2026-06-21
   days on market $195,000 Active 5 DOM
2. 2026-06-18
   days on market $195,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $195,000 Active 1 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,038/yr (+$86/mo · 233.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,981
• − Mortgage interest: −$10,923
• − Property taxes: −$444
• − Insurance: −$975
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − Depreciation: −$5,673
• Taxable income: $13,049
• Est. tax owed @ 24.0%: −$3,132
• After-tax cash flow: $12,393/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: Windsor Unified
• NCES district ID: 0600034
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▼ -22.00%
• Median HH income: $81,297
• Composite: 25.06/100
• National rank: #7541
• State rank: #362 of 517 in CA

Livability — Windsor

• Score: 71/100
• State rank: #210
• US rank: #6671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, CA
• County: Sonoma County · 449,805 people
• City population: 27,429
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 27,429
• Household income: $134,211
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 628.0

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 13% Native American 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% French/Haitian/Cajun 1% Vietnamese 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: ▼ -348.03%
• Current HPI: 249.6052
• Rent YoY: —
• 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

+15.4% since first listed

8 events — show timeline

• 2026-06-16 Listed $195,000 BAREIS
• 2025-10-31 Price Changed $214,900 BAREIS
• 2025-09-05 Price Changed $218,900 BAREIS
• 2025-08-04 Listed $229,900 BAREIS
• 2023-05-23 Sold (MLS) $175,000 BAREIS
• 2023-05-22 Pending — BAREIS
• 2023-05-08 Contingent — BAREIS
• 2023-05-03 Listed $169,000 BAREIS

Property tax history

+3.4%/yr

Latest (2025): $444 · +0.3% YoY. Source: county tax records.