55 Plymouth Way · Larkfield-Wikiup, CA 95403

$95,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 160 Days on market

Built 1974 Est $117k · 19% under ↓ 3% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super low price of $95,000! Welcome to 55 Plymouth Way, a charming 2 bedroom, 1 full bath mobile home located in the back of a court where you will find nice privacy with your enclosed front yard. This home has a living room that blends into the kitchen where there is a space for your table and chairs next to the window. There is plenty of cabinet and counter space for you to use to make your delicous dinners. Appliances are all sold with the home. Colonial Park is a Senior Park with a clubhouse and in ground pool, dog park, and a variety of activities. Space rent is only about $791. a month plus utilities. Colonial Park is conveniently located near Kaiser and Sutter Medical facilities, and

Key facts

• Dog park
• Enclosed front yard
• In ground pool

Tags

• ENCLOSED FRONT YARD
• IN GROUND POOL
• DOG PARK
• NEAR LARKFIELD MARKET
• NEAR HOME DEPOT
• NEAR WALMART

Property features AI

Finance

• Financial info: Monthly land lease
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered detached parking for 2 vehicles
• Utilities: Internet available; Public sewer
• Home design: Manufactured in-park single wide; Champion manufacturer; Aluminum skirt
• Exterior features: Located on a private, secluded court

Interior

• Kitchen: Laminate counters; Disposal; Free-standing gas oven; Free-standing refrigerator; Dining space in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom with shower stall(s)
• Heating & cooling: Central heating; Evaporative cooler
• Interior features: Open beam ceiling; Deck attached to living room
• Laundry & utility: Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 2.1% in Larkfield-Wikiup — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 199 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 34% of the median local income ($98k/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 $657 of loan paydown is wiped out by about $3k 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 + 0.1% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($84k) 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.89% ✓
• Cap rate: 25.44%
• Cash-on-cash: 68.39%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $117,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Arthur Dr	0.20mi	2/1.0	710 (-1%)	11mo	$150,000	$211	79
48 Colonial Park Dr	0.14mi	1/1.0 (-1)	700 (-3%)	11mo	$114,000	$163	75
546 Colonial Park Dr	0.09mi	2/1.0	800 (+11%)	4mo	$120,000	$150	74
504 Colonial Park Dr	0.12mi	2/1.0	800 (+11%)	5mo	$95,000	$119	72
70 Colonial Park Dr	0.14mi	2/1.5	750 (+4%)	18mo	$115,000	$153	70
445 Colonial Park Dr	0.18mi	2/1.0	800 (+11%)	8mo	$90,000	$113	66
623 Colonial Park Dr	0.10mi	2/1.0	800 (+11%)	13mo	$98,000	$123	66
54 Ellie Dr	0.12mi	1/1.0 (-1)	635 (-12%)	10mo	$149,000	$235	62
5481 Ranchito Way	0.46mi	2/1.0	784 (+9%)	7mo	$72,500	$92	58
5342 Rexford Way	0.72mi	2/2.0	720 (0%)	11mo	$149,999	$208	53
5379 Old Redwood Hwy Hwy #16	0.66mi	2/1.0	643 (-11%)	17mo	$130,000	$202	37
5212 Whispering Creek Dr	0.69mi	2/2.0	800 (+11%)	13mo	$197,000	$246	34

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 64.5%
• Equity multiple: 3.76×
• Total profit: $73,404
• Equity at exit: $14,165

10-year hold

• IRR: 67.9%
• Equity multiple: 6.95×
• Total profit: $158,220
• Equity at exit: $8,214

Cash invested: $26,600 (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 95403

• Rents YoY: 0.1%
• Active inventory: 199
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,516

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 40%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5222 Fulton Rd Unit 12 Santa Rosa, CA	1.0	1.0	620	$1,950	$3.15	13d	1	0.92mi
1145 Shiloh Rd Windsor, CA	3.0	1.0–2.0	776	$3,828	$4.93	7d	14	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 160 DOM
2. 2026-06-17
   days on market $95,000 Active 159 DOM
3. 2026-06-16
   days on market $95,000 Active 158 DOM
4. 2026-06-15
   days on market $95,000 Active 157 DOM
5. 2026-06-14
   days on market $95,000 Active 155 DOM
6. 2026-06-13
   days on market $95,000 Active 154 DOM
7. 2026-06-10
   days on market $95,000 Active 152 DOM
8. 2026-06-09
   days on market $95,000 Active 151 DOM
9. 2026-06-08
   days on market $95,000 Active 150 DOM
10. 2026-06-07
    days on market $95,000 Active 149 DOM
11. 2026-06-03
    days on market $95,000 Active 145 DOM
12. 2026-06-02
    days on market $95,000 Active 144 DOM
13. 2026-06-01
    days on market $95,000 Active 143 DOM
14. 2026-05-31
    days on market $95,000 Active 142 DOM
15. 2026-05-30
    days on market $95,000 Active 141 DOM
16. 2026-03-13
    price $109,900
17. 2026-01-10
    listed $113,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$2,764
• Taxable income: $17,735
• Est. tax owed @ 24.0%: −$4,256
• After-tax cash flow: $13,936/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 — Larkfield-Wikiup

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Larkfield-Wikiup, CA
• County: Sonoma County · 449,805 people
• City population: 45,570
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-03-13 Price Changed $109,900 BAREIS
• 2026-01-10 Listed $113,000 BAREIS