259 Hermosa Cir · Santa Rosa, CA 95409

$199,900

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 36 Days on market

Built 1989 Est $176k · 14% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

Key facts

• New furnace
• Kitchen appliances
• Newer roof

Tags

• NEWER ROOF
• NEW FURNACE
• NEWER PAINTED KITCHEN CABINETS
• NEWER FAUCET
• STAINED GLASS PENDANT LIGHT
• KITCHEN APPLIANCES

Property features AI

Finance

• Financial info: No land lease (listed as No for land lease ownership) — park space rent applies
• HOA & community: No association; Located in a senior community; Park: Rancho Cabeza Mobile Estates; Land lease amount: $849

Exterior

• Parking: 2 parking spaces; Attached covered parking; Deck adjacent to parking area
• Security: Carbon monoxide detector; Smoke detector
• Utilities: Individual electric meter; Individual gas meter; Internet available; Public sewer; 220V in kitchen; 220V in laundry
• Home design: Manufactured in-park double wide; Updated/remodeled condition
• Construction: Composition roof; Wood skirting; Manufactured home by Fleetwood (Harbor Springs model)
• Exterior features: Covered, carpeted and railed deck/porch; Carport awning; Porch awning; Fenced yard; Backyard and front yard landscaping; Corner lot; Close to clubhouse

Interior

• Kitchen: Dishwasher; Disposal; Freestanding gas range; Freestanding refrigerator; Hood over range; Microwave; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 2 full bathrooms; Low-flow toilets; Shower stall(s); Sunken tub; Tile surfaces; Tub with shower over
• Heating & cooling: Central heating; Ceiling fans; Evaporative cooler
• Interior features: Updated/remodeled interior; Dining and living areas combined; Deck attached to the living room; Laminate counters in the kitchen; Carbon monoxide detector; Smoke detector
• Laundry & utility: Washer and dryer included; Laundry inside the home; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 rising (+3.3%/yr); 154 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 30% of the median local income ($108k/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 $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 + 3.3% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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 wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $175,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Coronado Cir	0.11mi	2/2.0 (-1)	1,060 (+2%)	6mo	$149,500	$141	82
29 Coronado Cir	0.08mi	2/2.0 (-1)	1,080 (+4%)	6mo	$145,000	$134	79
245 Hermosa Cir	0.05mi	3/2.0	1,022 (-2%)	22mo	$230,000	$225	76
47 Shadyleaf Ct	0.20mi	3/2.0	1,040 (0%)	24mo	$230,000	$221	70
205 Hermosa Cir	0.06mi	2/2.0 (-1)	960 (-8%)	13mo	$154,000	$160	69
34 Springhill Ct	0.20mi	2/2.0 (-1)	1,104 (+6%)	12mo	$265,000	$240	65
71 Oakcreek Ct	0.21mi	2/2.0 (-1)	1,152 (+11%)	6mo	$190,000	$165	62
52 Oakstone Ct #52	0.27mi	2/2.0 (-1)	1,152 (+11%)	4mo	$225,425	$196	61
103 Glenoak Ct	0.36mi	2/2.0 (-1)	1,152 (+11%)	1mo	$195,000	$169	59
166 Brookview Ct	0.29mi	2/2.0 (-1)	1,176 (+13%)	4mo	$170,000	$145	56
72 Oakcreek Ct	0.20mi	2/2.0 (-1)	900 (-14%)	14mo	$237,000	$263	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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $28,115
• Equity at exit: $29,806

10-year hold

• IRR: 21.7%
• Equity multiple: 2.86×
• Total profit: $104,355
• Equity at exit: $17,284

Cash invested: $55,972 (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 95409

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $939

Break-even live

Break-even rent $1,512

Max offer price $199,900

Occupancy floor 60%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6600 Montecito Blvd Unit 02 Santa Rosa, CA	2.0	2.0	950	$2,450	$2.58	21d	1	0.80mi
42 Redwood Ct Santa Rosa, CA	3.0	2.0	1166	$2,700	$2.32	13d	1	0.81mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,755	$3.53	13d	6	0.90mi
6401 Montecito Blvd Santa Rosa, CA	2.0	1.0	835	$1,975	$2.37	13d	1	1.03mi
6263 Montecito Blvd Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	23d	1	1.09mi
6263 Montecito Blvd Unit 05 Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	13d	1	1.09mi
6233 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,195	$2.93	13d	1	1.10mi
6221 Montecito Blvd Santa Rosa, CA	2.0	1.0	750	$2,145	$2.86	13d	3	1.12mi
6123 Montecito Blvd Unit rh6123Montecito14 Santa Rosa, CA	2.0	1.0	700	$2,150	$3.07	21d	1	1.17mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$3,270	$3.44	13d	9	1.33mi

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 36 DOM
2. 2026-06-17
   days on market $199,900 Active 35 DOM
3. 2026-06-16
   days on market $199,900 Active 34 DOM
4. 2026-06-15
   days on market $199,900 Active 33 DOM
5. 2026-06-14
   days on market $199,900 Active 31 DOM
6. 2026-06-13
   pricedays on market $199,900 Active 30 DOM
7. 2026-06-10
   days on market $204,500 Active 28 DOM
8. 2026-06-09
   days on market $204,500 Active 27 DOM
9. 2026-06-08
   days on market $204,500 Active 26 DOM
10. 2026-06-07
    days on market $204,500 Active 25 DOM
11. 2026-06-05
    days on market $204,500 Active 22 DOM
12. 2026-06-03
    days on market $204,500 Active 21 DOM
13. 2026-06-02
    days on market $204,500 Active 20 DOM
14. 2026-06-01
    days on market $204,500 Active 19 DOM
15. 2026-05-31
    days on market $204,500 Active 18 DOM
16. 2026-05-30
    days on market $204,500 Active 17 DOM
17. 2026-05-13
    listed $209,900 Active
18. 2024-10-07
    price $211,900
19. 2024-09-16
    listed $214,990 Active
20. 2023-06-16
    soldstatus $205,000 Closed 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

21. 2023-06-15
    status Pending 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

22. 2023-05-23
    historical Contingent (Show) 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

23. 2023-05-07
    status Active 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

24. 2023-05-03
    historical Contingent (Show) 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

25. 2023-03-23
    listed $205,000 Active 1287-char remark

    Show marketing remark (1287 chars)

    Freshly painted interior makes the home look new! Sometimes you find a home that sparkles because everything is like new and working as it should. This is it! Here is a list a few of the highlights of the home: newly painted kitchen cabinets, new faucet, and gorgeous stained glass pendant light over the kitchen sink. This home is sold with all kitchen appliances including the refrigerator, full gas range, built-in microwave, dishwasher, garbage disposal. Off to the side is a washer & dryer convenient for you to use. The hall bath has a new Kohler sink & faucet, new vinyl floor with new toilet. In the large primary bath we have new chrome towel bars, new toilet, and a new vinyl tile floor. The main bedroom has a beautiful closet organizer to help with your clothes. Outside you have a wonderful front deck newly painted and with new indoor/outdoor carpet for sitting and greeting your neighbors. That is not all! You also have a large side deck newly painted, perfect for a table and chairs. The backyard is private and has space enough for potted plants. There is a newer Tuff shed that could be used for storage or a craft space/workshop. This is located in Rancho Cabeza Senior Mobile Home Park conveniently located to Safeway and shops. Don't miss out on this one!

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$769/yr (+$64/mo · 102.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,405
• − Mortgage interest: −$11,198
• − Property taxes: −$750
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,815
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $9,241/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): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

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: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• 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

+2.4% since first listed

9 events — show timeline

• 2026-05-13 Listed $209,900 BAREIS
• 2024-10-07 Price Changed $211,900 BAREIS
• 2024-09-16 Listed $214,990 BAREIS
• 2023-06-16 Sold (MLS) $205,000 BAREIS
• 2023-06-15 Pending — BAREIS
• 2023-05-23 Contingent — BAREIS
• 2023-05-07 Relisted — BAREIS
• 2023-05-03 Contingent — BAREIS
• 2023-03-23 Listed $205,000 BAREIS

Property tax history

+7.5%/yr

Latest (2025): $750 · -0.7% YoY. Source: county tax records.