660 Leslie St #26 · Ukiah, CA 95482

$192,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 35 Days on market

Built 2025 Good condition

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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
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Just installed in December of 2025, this new Coronado Model is bright, open and ready for you. With a great room floor plan, high ceilings, stainless appliances, a massive island and sunny breakfast nook in the kitchen, this truly feels like a home. Wood look vinyl and neutral flooring create an easy flow in the living/great room and a laundry room off the carport with storage space is a natural dropping place for life's detritus. With three well sized bedrooms and two baths, the floor plan provides natural separation of the master which includes dual closets and a dual vanity and separate water closet in the private ensuite. Rancho del Rey Mobile Estates is located on Leslie conveniently b

Key facts

• Massive island
• Sunny breakfast nook
• Dual vanity

Tags

• GREAT ROOM FLOOR PLAN
• STAINLESS APPLIANCES
• MASSIVE ISLAND
• SUNNY BREAKFAST NOOK
• DUAL CLOSETS
• DUAL VANITY

Property features AI

Finance

• Other: Located in Rancho del Rey Mobile Estates
• Financial info: Land lease applies; current land lease amount $1,025
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking; 2 parking spaces; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; Public sewer; 220 volts in kitchen; 220 volts in laundry
• Home design: Manufactured in park (double wide); New construction
• Construction: Manufactured home by Cavco Manufacturing, LLC (make: Coronado); Vinyl skirting
• Exterior features: Located in a mobile home park; East-facing

Interior

• Kitchen: Free standing gas oven; Free standing refrigerator; Microwave; Plumbed for ice maker; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with double sinks
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Great room; Breakfast nook and dining bar; Breakfast area with laminate counters; Unfurnished
• Laundry & utility: Inside laundry area with hookups only; Gas hookup for laundry; Gas water heater; Insulated water heater

🏗️ New construction. The $192,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $81,445.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $187k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 3.0% in Ukiah — 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 64/100 on livability (#425 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: schools C-, employment D, crime D-.
• Ukiah Unified (town): math 24% / reading 37% proficiency, ranked #1,018 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 153 active listings in the ZIP; 3 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; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($70k/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 $563 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mendocino County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

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 $187,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 3.07% ✓
• Cap rate: 27.10%
• Cash-on-cash: 74.31%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

• ARV (median comp): $81,445
• List price: $192,900
• Delta: 136.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
660 Leslie St #25	0.06mi	3/2.0	1,320 (-2%)	8mo	$169,000	$128	87
660 Leslie St #80	0.00mi	2/1.5 (-1)	1,300 (-3%)	2mo	$117,500	$90	86
660 Leslie St #68	0.04mi	3/2.0	1,440 (+7%)	8mo	$80,000	$56	80
660 Leslie St #11	0.02mi	2/2.0 (-1)	1,440 (+7%)	3mo	$130,000	$90	80
700 E Gobbi St #53	0.46mi	3/2.0	1,344 (0%)	6mo	$15,000	$11	74
460 E Gobbi St #3	0.21mi	2/2.0 (-1)	1,440 (+7%)	0mo	$79,500	$55	73
460 E Gobbi St #28	0.15mi	2/2.0 (-1)	1,416 (+5%)	8mo	$70,000	$49	73
460 E Gobbi St #27	0.21mi	2/2.0 (-1)	1,440 (+7%)	16mo	$75,000	$52	60
700 E Gobbi St #55	0.43mi	3/2.0	1,440 (+7%)	14mo	$107,000	$74	56
660 Leslie St #56	0.17mi	2/2.0 (-1)	1,150 (-14%)	14mo	$94,000	$82	51
460 E Gobbi St #5	0.21mi	2/2.0 (-1)	1,150 (-14%)	15mo	$96,500	$84	48
700 E Gobbi St #61	0.43mi	2/2.0 (-1)	1,440 (+7%)	19mo	$60,000	$42	47

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 77.6%
• Equity multiple: 4.72×
• Total profit: $84,742
• Equity at exit: $12,144

10-year hold

• IRR: 82.0%
• Equity multiple: 10.85×
• Total profit: $224,549
• Equity at exit: $7,042

Cash invested: $22,805 (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 95482

• Rents YoY: 6.1%
• Active inventory: 153
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$427
• Tax est. 1.5%: −$102 /mo · $1,222/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,412

Break-even live

Break-even rent $712

Max offer price $81,445

Occupancy floor 39%

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: $20,361
• Closing costs: $2,443
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 El Rio St Unit D Ukiah, CA	3.0	1.5	1000	$2,195	$2.19	44d	1	0.44mi
570 Pomo Dr Ukiah, CA	3.0	2.0	1306	$2,650	$2.03	44d	1	0.62mi
175 Laws Ave Ukiah, CA	2.0–3.0	1.0–1.5	887	$1,795	$2.02	44d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $192,900 Active 35 DOM
2. 2026-06-18
   days on market $192,900 Active 34 DOM
3. 2026-06-17
   days on market $192,900 Active 33 DOM
4. 2026-06-16
   days on market $192,900 Active 32 DOM
5. 2026-06-15
   days on market $192,900 Active 31 DOM
6. 2026-06-14
   days on market $192,900 Active 29 DOM
7. 2026-06-12
   days on market $192,900 Active 28 DOM
8. 2026-06-09
   days on market $192,900 Active 25 DOM
9. 2026-06-08
   days on market $192,900 Active 24 DOM
10. 2026-06-07
    days on market $192,900 Active 23 DOM
11. 2026-06-05
    days on market $192,900 Active 20 DOM
12. 2026-06-03
    days on market $192,900 Active 19 DOM
13. 2026-06-02
    days on market $192,900 Active 18 DOM
14. 2026-06-01
    days on market $192,900 Active 17 DOM
15. 2026-05-31
    days on market $192,900 Active 16 DOM
16. 2026-05-30
    days on market $192,900 Active 15 DOM
17. 2026-05-15
    listed $192,900 Active 598-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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$4,562
• − Property taxes: −$1,222
• − Insurance: −$407
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,369
• Taxable income: $16,640
• Est. tax owed @ 24.0%: −$3,994
• After-tax cash flow: $12,953/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 · 14 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is ready for immediate occupancy and offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replacing carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase the home's value.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding a smart home system — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase the home's value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a smart home system — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers and renters. ↑

ⓘ 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: Ukiah Unified
• NCES district ID: 0640300
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $47,865
• Composite: 29.21/100
• National rank: #11858
• State rank: #1018 of 1400 in CA

Livability — Ukiah

• Score: 64/100
• State rank: #425
• US rank: #14442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ukiah, CA
• County: Mendocino County · 33,164 people
• City population: 33,164
• Metro: Ukiah, CA
• Population (ZIP): 33,164
• Household income: $69,772
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1349.0

Population outlook (Mendocino County) Hauer SSP2

• Today (2025): 84,643 people
• By 2030: 82,138 · -3.0%
• By 2040: 76,402 · -9.7%
• By 2050: 71,759 · -15.2%
• By 2075: 61,454 · -27.4%
• By 2100: 50,130 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 18% Asian 3% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 25% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Mendocino

• 2024 margin: Strong D (+26.8) · D 61.3% · R 34.5% · Other 4.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 42.8pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+35.8 2016: D+29.1 2012: D+37.6 2008: D+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -485.34%
• Current HPI: 164.6978
• Rent YoY: ▲ 6.07%
• Metro: Ukiah, 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

1 event — show timeline

• 2026-05-15 Listed $192,900 BAREIS