69 Guadajara St · Sonoma, CA 95476

$159,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 154 Days on market

Built 1973 Fair condition $111/sqft · 17% below area Est $193k · 17% under ↓ 4% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home in the heart of Sonoma! This spacious mobile home offers a perfect blend of comfort and convenience, ideal for anyone seeking a relaxed wine country lifestyle. Two generous bedrooms, providing ample space along with two full bathrooms for added privacy and convenience. The inviting social room is perfect for entertaining nights just the kitchen, A dedicated laundry room makes chores a breeze, offering functionality and ease of access. This home has plenty of storage options, ensuring you have space for all your belongings Situated conveniently close to shopping, restaurants, and a hospital, this home offers easy Enjoy the Sonoma lifestyle with local attractions and amenities Don't miss out on this fantastic opportunity to own a piece of Sonoma!

Key facts

• Parking
• Built 1973
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 1.4% in Sonoma — 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 74/100 on livability (#146 in CA, #4,943 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, health & safety A+; Watch: commute F, cost of living F.
• Sonoma Valley Unified (town): math 27% / reading 42% proficiency, ranked #849 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 263 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($105k/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 $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 + 0.8% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.16% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.45%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $193,028
• List price: $159,900
• Delta: -17.16%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Merida Dr	0.14mi	3/2.0 (+1)	1,440 (0%)	3mo	$250,000	$174	86
118 Pepito Dr	0.15mi	2/2.0	1,440 (0%)	10mo	$235,000	$163	85
74 Guaymas Dr	0.02mi	3/2.0 (+1)	1,470 (+2%)	9mo	$267,500	$182	83
102 Hermosillo Dr	0.09mi	2/2.0	1,344 (-7%)	20mo	$339,000	$252	68
6 Chico Dr	0.17mi	2/2.0	1,500 (+4%)	21mo	$240,000	$160	68
220 Cazares Cir	0.24mi	2/2.0	1,490 (+4%)	23mo	$300,000	$201	64
34 Mazatlan Dr	0.08mi	3/2.0 (+1)	1,344 (-7%)	20mo	$339,000	$252	63

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.56×
• Total profit: $69,894
• Equity at exit: $23,842

10-year hold

• IRR: 43.2%
• Equity multiple: 4.68×
• Total profit: $164,564
• Equity at exit: $13,825

Cash invested: $44,772 (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 95476

• Rents YoY: 0.8%
• Active inventory: 263
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,451 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,621

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 48%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Juniper Ct Sonoma, CA	2.0	2.0	1550	$3,900	$2.52	43d	1	0.12mi
655 W Spain St Sonoma, CA	2.0	2.5	1349	$3,525	$2.61	14d	1	0.49mi
434 Bernice Ln Unit 1546207P Sonoma, CA	2.0	2.0	979	$4,564	$4.66	14d	1	0.52mi
790 2nd St W Sonoma, CA	1.0–2.0	1.0–1.5	975	$2,660	$2.73	14d	3	0.58mi
340 Church St Sonoma, CA	3.0	2.5	1282	$3,750	$2.93	43d	1	0.63mi
663 Spring Ln Sonoma, CA	2.0	1.0	1050	$3,200	$3.05	43d	1	0.64mi
210 Tuscany Pl Sonoma, CA	1.0–2.0	1.0–2.0	1200	$2,750	$2.29	14d	1	0.76mi
208 Todd Ave Sonoma, CA	3.0	2.5	1384	$3,800	$2.75	14d	1	0.79mi
1211 Broadway Unit 1213 Sonoma, CA	2.0	2.5	1200	$3,600	$3.00	23d	1	0.82mi
1207 Broadway Unit 1209 Sonoma, CA	2.0	2.5	1200	$3,750	$3.12	43d	1	0.82mi
1207 Broadway Sonoma, CA	2.0	2.5	1200	$3,600	$3.00	23d	1	0.82mi
21 Ramon St Sonoma, CA	2.0	2.0	1440	$2,250	$1.56	23d	1	0.85mi
19019 5th St W Sonoma, CA	3.0	2.0	1286	$3,400	$2.64	14d	1	1.02mi
336 Las Casitas Ct Sonoma, CA	2.0	1.5	1158	$2,500	$2.16	43d	1	1.21mi
126 Blue Wing Dr Sonoma, CA	2.0	2.0	1156	$2,975	$2.57	14d	2	1.23mi
126 Blue Wing Dr #11 Sonoma, CA	2.0	2.0	1156	$3,200	$2.77	14d	1	1.24mi
492 Chase St Sonoma, CA	3.0	2.0	1694	$4,750	$2.80	21d	1	1.27mi
417 Brazil St Sonoma, CA	3.0	2.0	1800	$4,750	$2.64	43d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   price $159,900 Active 154 DOM
2. 2026-06-18
   days on market $165,000 Active 154 DOM
3. 2026-06-17
   days on market $165,000 Active 153 DOM
4. 2026-06-16
   days on market $165,000 Active 152 DOM
5. 2026-06-15
   days on market $165,000 Active 151 DOM
6. 2026-06-14
   days on market $165,000 Active 149 DOM
7. 2026-06-13
   days on market $165,000 Active 148 DOM
8. 2026-06-10
   pricedays on market $165,000 Active 146 DOM
9. 2026-06-09
   days on market $190,500 Active 145 DOM
10. 2026-06-08
    days on market $190,500 Active 144 DOM
11. 2026-06-07
    days on market $190,500 Active 143 DOM
12. 2026-06-05
    days on market $190,500 Active 140 DOM
13. 2026-06-03
    days on market $190,500 Active 139 DOM
14. 2026-06-02
    days on market $190,500 Active 138 DOM
15. 2026-06-01
    days on market $190,500 Active 137 DOM
16. 2026-05-31
    days on market $190,500 Active 136 DOM
17. 2026-05-30
    days on market $190,500 Active 135 DOM
18. 2026-03-23
    price $190,500 771-char remark

    Show marketing remark (771 chars)

    Welcome home in the heart of Sonoma! This spacious mobile home offers a perfect blend of comfort and convenience, ideal for anyone seeking a relaxed wine country lifestyle. Two generous bedrooms, providing ample space along with two full bathrooms for added privacy and convenience. The inviting social room is perfect for entertaining nights just the kitchen, A dedicated laundry room makes chores a breeze, offering functionality and ease of access. This home has plenty of storage options, ensuring you have space for all your belongings Situated conveniently close to shopping, restaurants, and a hospital, this home offers easy Enjoy the Sonoma lifestyle with local attractions and amenities Don't miss out on this fantastic opportunity to own a piece of Sonoma!

19. 2026-03-23
    status Active 771-char remark

    Show marketing remark (771 chars)

    Welcome home in the heart of Sonoma! This spacious mobile home offers a perfect blend of comfort and convenience, ideal for anyone seeking a relaxed wine country lifestyle. Two generous bedrooms, providing ample space along with two full bathrooms for added privacy and convenience. The inviting social room is perfect for entertaining nights just the kitchen, A dedicated laundry room makes chores a breeze, offering functionality and ease of access. This home has plenty of storage options, ensuring you have space for all your belongings Situated conveniently close to shopping, restaurants, and a hospital, this home offers easy Enjoy the Sonoma lifestyle with local attractions and amenities Don't miss out on this fantastic opportunity to own a piece of Sonoma!

20. 2026-01-05
    listed $198,500 Active 771-char remark

    Show marketing remark (771 chars)

    Welcome home in the heart of Sonoma! This spacious mobile home offers a perfect blend of comfort and convenience, ideal for anyone seeking a relaxed wine country lifestyle. Two generous bedrooms, providing ample space along with two full bathrooms for added privacy and convenience. The inviting social room is perfect for entertaining nights just the kitchen, A dedicated laundry room makes chores a breeze, offering functionality and ease of access. This home has plenty of storage options, ensuring you have space for all your belongings Situated conveniently close to shopping, restaurants, and a hospital, this home offers easy Enjoy the Sonoma lifestyle with local attractions and amenities Don't miss out on this fantastic opportunity to own a piece of Sonoma!

ⓘ 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) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,412
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$4,652
• Taxable income: $17,980
• Est. tax owed @ 24.0%: −$4,315
• After-tax cash flow: $15,140/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 mobile home requires moderate repairs and updates to its exterior and interior to improve its condition and value. Painting, updating kitchen and bathrooms, and landscaping would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of replacement
• Moderate Kitchen cabinets — Dated and in need of updating
• Moderate Bathroom fixtures — Dated and in need of updating
• Moderate Paint — Faded and in need of fresh paint

Value-add opportunities

• Both Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures would enhance curb appeal and interior aesthetics
• Both Landscaping — Landscaping would improve curb appeal and add value
• Both Exterior siding replacement — New siding would improve curb appeal and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Moderate	$3,000–15,000
Kitchen cabinets · Dated and in need of updating	Moderate	$3,000–15,000
Bathroom fixtures · Dated and in need of updating	Moderate	$3,000–15,000
Paint · Faded and in need of fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures would enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Landscaping would improve curb appeal and add value ↑
• Both Exterior siding replacement — New siding would improve curb appeal and add 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: Sonoma Valley Unified
• NCES district ID: 0637200
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $63,880
• Composite: 33.88/100
• National rank: #10355
• State rank: #849 of 1400 in CA

Livability — Sonoma

• Score: 74/100
• State rank: #146
• US rank: #4943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonoma, CA
• County: Sonoma County · 449,805 people
• City population: 35,196
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 35,196
• Household income: $105,374
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 13% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -1116.03%
• Current HPI: 236.6408
• Rent YoY: ▲ 0.79%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $190,500 BAREIS
• 2026-03-23 Relisted — BAREIS
• 2026-01-05 Listed $198,500 BAREIS