117 Silver Dr · Cotati, CA 94931

$218,000

2 bd · 1.0 ba · 702 sqft · Manufactured · 88 Days on market

Built 2021 Good condition $311/sqft · at area comps Est $210k · at est.

---

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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +5.8/15.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 5 year young manufactured home, offering modern comfort and effortless living in a friendly all age park. This bright and inviting 2 bedroom, 1 bath home features an open-concept layout with large windows that fill the space with natural light. The kitchen boasts contemporary cabinetry, clean finishes, and efficient appliancesperfect for everyday meals or entertaining. Both bedrooms are well-sized, and the bathroom offers a fresh, modern design. With its newer construction, you'll enjoy peace of mind, energy efficiency, and low-maintenance living. Outside, the home sits on a tidy lot with space for outdoor seating, gardening, or additional storage. Whether you're a first-time buyer, downsizing, or looking for an affordable and comfortable living option, this home is move in ready and waiting for you!

Key facts

• Energy efficiency
• Efficient appliances
• Fresh modern design

Tags

• OPEN-CONCEPT LAYOUT
• CONTEMPORARY CABINETRY
• EFFICIENT APPLIANCES
• FRESH MODERN DESIGN
• ENERGY EFFICIENCY
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $205k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.3% in Cotati — 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 77/100 on livability (#83 in CA, #3,115 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• Cotati-Rohnert Park Unified (suburban): math 24% / reading 61% proficiency, ranked #205 of 517 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas Page Academy (444 students, 57% FRL); Rancho Cotate High (math 12% / reading 57%, grade F, #618 of 1,170 statewide, top 56%, 1,611 students, 36% FRL).
• Market conditions: 22 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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 88 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $204,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $210,000
• List price: $218,000
• Delta: 3.81%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Ramble Creek Dr	0.40mi	2/2.0	800 (+14%)	2mo	$165,000	$206	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,466
• Equity at exit: $32,505

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $39,877
• Equity at exit: $18,849

Cash invested: $61,040 (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 94931

• Active inventory: 22
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $518

Break-even live

Break-even rent $1,624

Max offer price $218,000

Occupancy floor 72%

Sensitivity live

Price	-10% $641	-5% $579	+0% $518	+5% $456	+10% $394
Rent	-10% $337	-5% $428	+0% $518	+5% $608	+10% $698
Rate	-1.0pp $627	-0.5pp $573	base $518	+0.5pp $461	+1.0pp $404

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8192 El Rancho Dr Cotati, CA	2.0	1.0	740	$2,175	$2.94	14d	1	0.34mi
647 McGinnis Cir Unit A Cotati, CA	1.0	1.0	500	$1,925	$3.85	15d	1	0.54mi
7323 College View Dr Rohnert Park, CA	1.0–2.0	1.0	650	$2,225	$3.42	6d	2	0.98mi
8025 Beverly Dr Rohnert Park, CA	1.0	1.0	500	$925	$1.85	3d	1	1.19mi
6930 Commerce Blvd Rohnert Park, CA	1.0–2.0	1.0	743	$2,300	$3.09	14d	1	1.41mi
1326 E Cotati Ave Rohnert Park, CA	1.0–2.0	1.0	740	$2,125	$2.87	15d	2	1.48mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$2,900	$2.29	4d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $218,000 Active 88 DOM
2. 2026-06-18
   days on market $218,000 Active 85 DOM
3. 2026-06-17
   days on market $218,000 Active 84 DOM
4. 2026-06-16
   days on market $218,000 Active 83 DOM
5. 2026-06-15
   days on market $218,000 Active 82 DOM
6. 2026-06-14
   days on market $218,000 Active 80 DOM
7. 2026-06-13
   days on market $218,000 Active 79 DOM
8. 2026-06-10
   days on market $218,000 Active 77 DOM
9. 2026-06-09
   days on market $218,000 Active 76 DOM
10. 2026-06-08
    days on market $218,000 Active 75 DOM
11. 2026-06-07
    days on market $218,000 Active 74 DOM
12. 2026-06-05
    days on market $218,000 Active 71 DOM
13. 2026-06-03
    days on market $218,000 Active 70 DOM
14. 2026-06-02
    days on market $218,000 Active 69 DOM
15. 2026-06-01
    days on market $218,000 Active 68 DOM
16. 2026-05-31
    days on market $218,000 Active 67 DOM
17. 2026-05-30
    days on market $218,000 Active 66 DOM
18. 2026-03-25
    listed $218,000 Active 854-char remark

    Show marketing remark (854 chars)

    Welcome to this beautifully maintained 5 year young manufactured home, offering modern comfort and effortless living in a friendly all age park. This bright and inviting 2 bedroom, 1 bath home features an open-concept layout with large windows that fill the space with natural light. The kitchen boasts contemporary cabinetry, clean finishes, and efficient appliancesperfect for everyday meals or entertaining. Both bedrooms are well-sized, and the bathroom offers a fresh, modern design. With its newer construction, you'll enjoy peace of mind, energy efficiency, and low-maintenance living. Outside, the home sits on a tidy lot with space for outdoor seating, gardening, or additional storage. Whether you're a first-time buyer, downsizing, or looking for an affordable and comfortable living option, this home is move in ready and waiting for you!

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $1,657 · $138/mo
• Expected delta: +$1,070/yr (+$89/mo · 182.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,348
• − Mortgage interest: −$12,211
• − Property taxes: −$586
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$6,342
• Taxable income: $2,743
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $5,552/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

Good 80/100 Cosmetic rehab

This 5-year-old manufactured home is in good condition with modern finishes and efficient appliances. It offers a good investment opportunity with potential for increased value through exterior painting and landscaping.

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value
• Both landscaping — Well-maintained landscaping can increase both resale and rental value
• Both update flooring — Modern flooring can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value ↑
• Both landscaping — Well-maintained landscaping can increase both resale and rental value ↑
• Both update flooring — Modern flooring can increase both resale and rental 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: Cotati-Rohnert Park Unified
• NCES district ID: 0609940
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $60,499
• Composite: 37.42/100
• National rank: #4420
• State rank: #205 of 517 in CA

Livability — Cotati

• Score: 77/100
• State rank: #83
• US rank: #3115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cotati, CA
• County: Sonoma County · 449,805 people
• City population: 9,487
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 9,487
• Household income: $101,994
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 215.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 14% Native American 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 3% Romanian 3%
• Foreign-born: 10% · Canada, Dominican Republic, China
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -236.26%
• Current HPI: 236.0125
• 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

1 event — show timeline

• 2026-03-25 Listed $218,000 BAREIS

Property tax history

-0.6%/yr

Latest (2025): $586 · +0.6% YoY. Source: county tax records.