167 Sequoia Cir · Santa Rosa, CA 95401

$145,000

2 bd · 1.0 ba · 1,152 sqft · Manufactured · 133 Days on market

Manufactured home Built 1974 Est $159k · 9% under ↓ 11% 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 +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sequoia Gardens, a 55+ adult community. This move-in ready home offers 2 bedrooms and 1 oversized remodeled bathroom across approximately 1,152 square feet. Situated in a desirable cul-de-sac, it features a bright, open floor plan enhanced with solar tubes and beautiful flooring throughout. The open kitchen includes a breakfast bar and plenty of cabinet space. The primary bedroom offers abundant closet storage, while the large covered patio provides a perfect spot to relax. Backing to walking paths, the property is centrally located within the park and close to shopping, dining, transportation, and major medical facilities.

Key facts

• Open floor plan
• Solar tubes
• Large covered patio

Tags

• CUL-DE-SAC
• OPEN FLOOR PLAN
• SOLAR TUBES
• BREAKFAST BAR
• ABUNDANT CLOSET STORAGE
• LARGE COVERED PATIO

Property features AI

Finance

• Financial info: Monthly land lease: $913
• HOA & community: No homeowners association; Located in a senior community; Located in Sequoia Gardens park

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; Cable available; Internet available
• Home design: Manufactured home in a park; Double-wide model; Madison manufacturer; Wood skirt
• Construction: Manufactured construction
• Exterior features: Covered patio; Porch with steps; Carport awning; Storage shed(s)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate (simulated wood)
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heating; Central cooling
• Interior features: Skylights in living room and kitchen; Dining and living room combined; Breakfast area; Laminate counters
• Laundry & utility: Washer and dryer included; Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 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.
• Zoned schools: Jack London Elementary (275 students, 60% FRL); Hilliard Comstock Middle (434 students, 60% FRL); Piner High (1,361 students, 51% FRL) — zoned schools average 57% FRL vs 22% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.16%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $158,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Sequoia Cir	0.05mi	2/2.0	1,152 (0%)	18mo	$155,000	$135	78
22 Heyford Cir	0.30mi	2/2.0	1,152 (0%)	16mo	$175,000	$152	68
140 Sequoia Cir	0.13mi	2/2.0	1,248 (+8%)	20mo	$152,500	$122	60
117 Sequoia Cir	0.12mi	2/2.0	1,248 (+8%)	20mo	$157,000	$126	59
75 Sequoia Cir	0.18mi	2/2.0	1,080 (-6%)	22mo	$140,000	$130	59
126 Sequoia Cir	0.20mi	2/2.0	1,224 (+6%)	22mo	$191,500	$156	58
125 Salisbury Cir	0.40mi	2/2.0	1,224 (+6%)	14mo	$157,000	$128	56
52 Somerset Dr	0.50mi	2/2.0	1,248 (+8%)	5mo	$134,000	$107	54
154 Stratford Way	0.43mi	2/2.0	1,060 (-8%)	16mo	$147,000	$139	49
55 Norfolk Dr	0.49mi	2/2.0	1,060 (-8%)	14mo	$146,000	$138	48
60 Sequoia Cir	0.23mi	2/2.0	1,000 (-13%)	19mo	$188,000	$188	48
160 Shoreham Way	0.38mi	3/2.0 (+1)	1,248 (+8%)	21mo	$247,000	$198	42

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: 21.3%
• Equity multiple: 1.84×
• Total profit: $34,031
• Equity at exit: $21,620

10-year hold

• IRR: 27.4%
• Equity multiple: 3.08×
• Total profit: $84,482
• Equity at exit: $12,537

Cash invested: $40,600 (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 95401

• Rents YoY: -1.4%
• Active inventory: 79
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,020

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,121	-5% $1,071	+0% $1,020	+5% $970	+10% $920
Rent	-10% $818	-5% $919	+0% $1,020	+5% $1,122	+10% $1,223
Rate	-1.0pp $1,093	-0.5pp $1,057	base $1,020	+0.5pp $983	+1.0pp $945

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	16d	1	1.08mi
2120 Jennings Ave Santa Rosa, CA	1.0–2.0	1.0–2.0	750	$2,450	$3.27	16d	6	1.13mi
920 Doubles Dr Santa Rosa, CA	2.0	2.5	1013	$2,450	$2.42	16d	1	1.23mi
960 Doubles Dr Santa Rosa, CA	2.0–3.0	1.0–2.5	1038	$2,399	$2.31	15d	3	1.27mi
3851 Sebastopol Rd #105 Santa Rosa, CA	2.0	1.0	900	$2,400	$2.67	16d	1	1.29mi
1001 Doubles Dr Unit 105 Santa Rosa, CA	2.0	2.0	1231	$2,895	$2.35	16d	1	1.32mi
1001 Doubles Dr Santa Rosa, CA	2.0	2.0	1231	$2,750	$2.23	15d	1	1.32mi
1118 Dale Ct Santa Rosa, CA	3.0	2.0	1276	$2,495	$1.96	23d	1	1.33mi
1765 W 3rd St Santa Rosa, CA	2.0	1.5	1000	$2,395	$2.40	16d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $145,000 Active 133 DOM
2. 2026-06-18
   days on market $145,000 Active 130 DOM
3. 2026-06-17
   days on market $145,000 Active 129 DOM
4. 2026-06-16
   days on market $145,000 Active 128 DOM
5. 2026-06-15
   days on market $145,000 Active 127 DOM
6. 2026-06-14
   days on market $145,000 Active 125 DOM
7. 2026-06-13
   days on market $145,000 Active 124 DOM
8. 2026-06-10
   days on market $145,000 Active 122 DOM
9. 2026-06-09
   days on market $145,000 Active 121 DOM
10. 2026-06-08
    days on market $145,000 Active 120 DOM
11. 2026-06-07
    days on market $145,000 Active 119 DOM
12. 2026-06-05
    days on market $145,000 Active 116 DOM
13. 2026-06-03
    days on market $145,000 Active 115 DOM
14. 2026-06-02
    days on market $145,000 Active 114 DOM
15. 2026-06-01
    days on market $145,000 Active 113 DOM
16. 2026-05-31
    days on market $145,000 Active 112 DOM
17. 2026-05-30
    days on market $145,000 Active 111 DOM
18. 2026-04-20
    status Active
19. 2026-04-06
    historical Contingent (Show)
20. 2026-03-10
    price $145,000
21. 2026-02-04
    listed $152,000 Active
22. 2025-11-10
    price $155,000
23. 2025-09-19
    listed $162,500 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 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: $30,721
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$4,218
• Taxable income: $10,565
• Est. tax owed @ 24.0%: −$2,536
• After-tax cash flow: $9,709/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

-10.8% since first listed

6 events — show timeline

• 2026-04-20 Relisted — BAREIS
• 2026-04-06 Contingent — BAREIS
• 2026-03-10 Price Changed $145,000 BAREIS
• 2026-02-04 Listed $152,000 BAREIS
• 2025-11-10 Price Changed $155,000 BAREIS
• 2025-09-19 Listed $162,500 BAREIS