21 Sequoia Cir · Santa Rosa, CA 95401

$225,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 50 Days on market

Built 1971 Est $154k · 46% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sequoia Gardens Mobile Home Park, a welcoming 55+ adult community known for its convenient location and comfortable living environment. This spacious two-bedroom, two-bath home offers approximately 1,200 square feet of interior space, providing a generous layout with room to tailor the home to your personal style. The large, open living room creates an inviting first impression, offering plenty of natural light and an easy flow into the dining area. The dining space features a classic built-in hutch ideal for displaying dishes, glassware, or cherished collectibles, adding both charm and functionality to the layout. The kitchen is designed for everyday convenience, complete with a gas cooktop, built-in oven, and refrigerator, along with abundant cabinet storage. A washer and dryer are conveniently located in a nearby closet, making daily routines simple and efficient. The main bathroom includes a shower-over-tub combination, offering versatility for both quick showers and relaxing soaks. The primary suite is generously sized and features extensive closet space, a vanity area with an additional closet, and a wet room with a walk-in shower, creating a comfortable private retreat. This home enjoys a central location within the community, allowing easy access to walking trails, the clubhouse, and its amenities. Beyond the park, you'll appreciate being close to vibrant downtown Santa Rosa, offering a wide variety of dining options, shopping, cultural attractions, and essential services. Major medical facilities are also nearby, adding to the convenience of the location. For those who enjoy exploring, you're approximately 50 minutes from the Golden Gate Bridge, providing a direct route to San Francisco, and about the same distance from the scenic Sonoma Coast, known for its beaches, trails, and breathtaking views. With so much potential and such a desirable location, this home offers a wonderful opportunity to create the lifestyle you envision in a well-established 55+ community.

Key facts

• New kitchen
• New baths
• Resealed roof

Tags

• FRESH REMODEL
• RESEALED ROOF
• DUAL PANE WINDOWS
• NEW FLOORING
• NEW KITCHEN
• NEW BATHS

Property features AI

Finance

• Financial info: Land lease amount: $916
• HOA & community: No homeowners association; Land lease in effect

Exterior

• Parking: Covered off-street parking for 2 vehicles
• Utilities: Individual electric meter; Individual gas meter; Public sewer
• Home design: Manufactured home in park; Double wide; Updated/remodeled
• Construction: Estate manufacturer/make; Wood skirting
• Exterior features: Located in Sequoia Gardens park; Senior community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled condition; Carbon monoxide detector; Smoke detector; Double-strapped water heater
• Laundry & utility: Washer/dryer hookups; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 soft (-1.4%/yr); 78 active listings in the ZIP; 8 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 33% of the median local income ($94k/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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($218k) 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.
• Current owner paid $108k; list at $225k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Sequoia Cir	0.04mi	2/2.0	1,344 (+12%)	2mo	$215,000	$160	77
125 Salisbury Cir	0.23mi	2/2.0	1,224 (+2%)	14mo	$157,000	$128	74
100 Sequoia Cir	0.12mi	2/2.0	1,152 (-4%)	18mo	$155,000	$135	72
22 Heyford Cir	0.16mi	2/2.0	1,152 (-4%)	16mo	$175,000	$152	72
52 Somerset Dr	0.36mi	2/2.0	1,248 (+4%)	5mo	$134,000	$107	72
16 Sequoia Cir	0.03mi	2/2.0	1,344 (+12%)	10mo	$150,000	$112	70
186 Sequoia Cir	0.13mi	2/2.0	1,368 (+14%)	2mo	$150,000	$110	69
145 Stratford Way	0.28mi	2/2.0	1,344 (+12%)	4mo	$129,000	$96	64
51 Sequoia Cir	0.16mi	2/2.0	1,344 (+12%)	18mo	$165,475	$123	58
106 Winchester Dr	0.29mi	2/2.0	1,344 (+12%)	16mo	$135,000	$100	54
154 Stratford Way	0.30mi	2/2.0	1,060 (-12%)	16mo	$147,000	$139	53
55 Norfolk Dr	0.37mi	2/2.0	1,060 (-12%)	14mo	$146,000	$138	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-12,420
• Equity at exit: $33,548

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $640
• Equity at exit: $19,454

Cash invested: $63,000 (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 95401

• Rents YoY: -1.4%
• Active inventory: 78
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $496

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 76%

Sensitivity live

Price	-10% $652	-5% $574	+0% $496	+5% $419	+10% $341
Rent	-10% $291	-5% $394	+0% $496	+5% $599	+10% $701
Rate	-1.0pp $610	-0.5pp $554	base $496	+0.5pp $438	+1.0pp $379

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 Pebblewood Ct Santa Rosa, CA	3.0	2.0	1340	$3,400	$2.54	14d	1	0.99mi
2120 Jennings Ave Santa Rosa, CA	1.0–2.0	1.0–2.0	750	$2,450	$3.27	14d	6	1.08mi
1118 Dale Ct Santa Rosa, CA	3.0	2.0	1276	$2,495	$1.96	22d	1	1.32mi
920 Doubles Dr Santa Rosa, CA	2.0	2.5	1013	$2,450	$2.42	14d	1	1.36mi
960 Doubles Dr Santa Rosa, CA	2.0–3.0	1.0–2.5	1038	$2,399	$2.31	14d	3	1.40mi
3851 Sebastopol Rd #105 Santa Rosa, CA	2.0	1.0	900	$2,400	$2.67	14d	1	1.42mi
1001 Doubles Dr Santa Rosa, CA	2.0	2.0	1231	$2,750	$2.23	14d	1	1.45mi
1001 Doubles Dr Unit 105 Santa Rosa, CA	2.0	2.0	1231	$2,895	$2.35	14d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 50 DOM
2. 2026-06-17
   price $225,000 Active 49 DOM
3. 2026-06-17
   days on market $227,500 Active 49 DOM
4. 2026-06-16
   days on market $227,500 Active 48 DOM
5. 2026-06-15
   days on market $227,500 Active 47 DOM
6. 2026-06-14
   days on market $227,500 Active 45 DOM
7. 2026-06-13
   days on market $227,500 Active 44 DOM
8. 2026-06-10
   days on market $227,500 Active 42 DOM
9. 2026-06-09
   days on market $227,500 Active 41 DOM
10. 2026-06-08
    days on market $227,500 Active 40 DOM
11. 2026-06-07
    days on market $227,500 Active 39 DOM
12. 2026-06-05
    days on market $227,500 Active 36 DOM
13. 2026-06-03
    days on market $227,500 Active 35 DOM
14. 2026-06-02
    days on market $227,500 Active 34 DOM
15. 2026-06-01
    days on market $227,500 Active 33 DOM
16. 2026-05-31
    days on market $227,500 Active 32 DOM
17. 2026-05-30
    days on market $227,500 Active 31 DOM
18. 2026-04-29
    listed $227,500 Active
19. 2026-01-12
    soldstatus $107,500 Closed 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to Sequoia Gardens Mobile Home Park, a welcoming 55+ adult community known for its convenient location and comfortable living environment. This spacious two-bedroom, two-bath home offers approximately 1,200 square feet of interior space, providing a generous layout with room to tailor the home to your personal style. The large, open living room creates an inviting first impression, offering plenty of natural light and an easy flow into the dining area. The dining space features a classic built-in hutch ideal for displaying dishes, glassware, or cherished collectibles, adding both charm and functionality to the layout. The kitchen is designed for everyday convenience, complete with a gas cooktop, built-in oven, and refrigerator, along with abundant cabinet storage. A washer and dryer are conveniently located in a nearby closet, making daily routines simple and efficient. The main bathroom includes a shower-over-tub combination, offering versatility for both quick showers and relaxing soaks. The primary suite is generously sized and features extensive closet space, a vanity area with an additional closet, and a wet room with a walk-in shower, creating a comfortable private retreat. This home enjoys a central location within the community, allowing easy access to walking trails, the clubhouse, and its amenities. Beyond the park, you'll appreciate being close to vibrant downtown Santa Rosa, offering a wide variety of dining options, shopping, cultural attractions, and essential services. Major medical facilities are also nearby, adding to the convenience of the location. For those who enjoy exploring, you're approximately 50 minutes from the Golden Gate Bridge, providing a direct route to San Francisco, and about the same distance from the scenic Sonoma Coast, known for its beaches, trails, and breathtaking views. With so much potential and such a desirable location, this home offers a wonderful opportunity to create the lifestyle you envision in a well-established 55+ community.

20. 2025-12-23
    historical Contingent (Show) 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to Sequoia Gardens Mobile Home Park, a welcoming 55+ adult community known for its convenient location and comfortable living environment. This spacious two-bedroom, two-bath home offers approximately 1,200 square feet of interior space, providing a generous layout with room to tailor the home to your personal style. The large, open living room creates an inviting first impression, offering plenty of natural light and an easy flow into the dining area. The dining space features a classic built-in hutch ideal for displaying dishes, glassware, or cherished collectibles, adding both charm and functionality to the layout. The kitchen is designed for everyday convenience, complete with a gas cooktop, built-in oven, and refrigerator, along with abundant cabinet storage. A washer and dryer are conveniently located in a nearby closet, making daily routines simple and efficient. The main bathroom includes a shower-over-tub combination, offering versatility for both quick showers and relaxing soaks. The primary suite is generously sized and features extensive closet space, a vanity area with an additional closet, and a wet room with a walk-in shower, creating a comfortable private retreat. This home enjoys a central location within the community, allowing easy access to walking trails, the clubhouse, and its amenities. Beyond the park, you'll appreciate being close to vibrant downtown Santa Rosa, offering a wide variety of dining options, shopping, cultural attractions, and essential services. Major medical facilities are also nearby, adding to the convenience of the location. For those who enjoy exploring, you're approximately 50 minutes from the Golden Gate Bridge, providing a direct route to San Francisco, and about the same distance from the scenic Sonoma Coast, known for its beaches, trails, and breathtaking views. With so much potential and such a desirable location, this home offers a wonderful opportunity to create the lifestyle you envision in a well-established 55+ community.

21. 2025-12-19
    listed $99,000 Active 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to Sequoia Gardens Mobile Home Park, a welcoming 55+ adult community known for its convenient location and comfortable living environment. This spacious two-bedroom, two-bath home offers approximately 1,200 square feet of interior space, providing a generous layout with room to tailor the home to your personal style. The large, open living room creates an inviting first impression, offering plenty of natural light and an easy flow into the dining area. The dining space features a classic built-in hutch ideal for displaying dishes, glassware, or cherished collectibles, adding both charm and functionality to the layout. The kitchen is designed for everyday convenience, complete with a gas cooktop, built-in oven, and refrigerator, along with abundant cabinet storage. A washer and dryer are conveniently located in a nearby closet, making daily routines simple and efficient. The main bathroom includes a shower-over-tub combination, offering versatility for both quick showers and relaxing soaks. The primary suite is generously sized and features extensive closet space, a vanity area with an additional closet, and a wet room with a walk-in shower, creating a comfortable private retreat. This home enjoys a central location within the community, allowing easy access to walking trails, the clubhouse, and its amenities. Beyond the park, you'll appreciate being close to vibrant downtown Santa Rosa, offering a wide variety of dining options, shopping, cultural attractions, and essential services. Major medical facilities are also nearby, adding to the convenience of the location. For those who enjoy exploring, you're approximately 50 minutes from the Golden Gate Bridge, providing a direct route to San Francisco, and about the same distance from the scenic Sonoma Coast, known for its beaches, trails, and breathtaking views. With so much potential and such a desirable location, this home offers a wonderful opportunity to create the lifestyle you envision in a well-established 55+ community.

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $31,158
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$6,545
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $5,350/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): 36,861
• Household income: $93,615
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1525.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 16% Asian 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 32% Other Indo-European 2% Tagalog/Filipino 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: ▼ -855.56%
• Current HPI: 253.1061
• Rent YoY: ▼ -1.37%
• 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

+129.8% since first listed

4 events — show timeline

• 2026-04-29 Listed $227,500 BAREIS
• 2026-01-12 Sold (MLS) $107,500 BAREIS
• 2025-12-23 Contingent — BAREIS
• 2025-12-19 Listed $99,000 BAREIS

Property tax history

-2.9%/yr

Latest (2025): $174 · +2.5% YoY. Source: county tax records.