700 E Gobbi St #94 · Ukiah, CA 95482

$85,000

2 bd · 2.0 ba · 1,050 sqft · Manufactured · 244 Days on market

Built 1971 Fair condition $81/sqft · 45% above area Est $59k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double wide mobile home equipped with upgrades and potential! This spacious vintage home offers a blend of charm and opportunity. Featuring several modern upgrades including appliances and refreshed flooring. Still some areas could use TLC- perfect for someone ready to make it their own! Great bones, great space and best of all great value!

Key facts

• Parking
• Built 1971
• Listed 243 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 3.0% in Ukiah — 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 64/100 on livability (#425 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: schools C-, employment D, crime D-.
• Ukiah Unified (town): math 24% / reading 37% proficiency, ranked #1,018 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mendocino County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $38k; list at $85k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.72% ✓
• Cap rate: 23.81%
• Cash-on-cash: 62.57%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $58,750
• List price: $85,000
• Delta: 44.68%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 E Gobbi St #6	0.01mi	2/1.5	1,024 (-2%)	1mo	$88,000	$86	93
700 E Gobbi St #87	0.04mi	2/2.0	1,056 (+1%)	7mo	$103,000	$98	91
700 E Gobbi St #58	0.00mi	2/2.0	1,080 (+3%)	17mo	$75,000	$69	81
660 Leslie St #49	0.43mi	2/2.0	1,020 (-3%)	2mo	$39,500	$39	74
660 Leslie St #9	0.37mi	2/2.0	1,008 (-4%)	4mo	$60,000	$60	73
460 E 460 E. Gobbi St #59	0.27mi	2/1.5	1,120 (+7%)	15mo	$85,000	$76	62
460 E Gobbi St #5	0.27mi	2/2.0	1,150 (+10%)	15mo	$96,500	$84	58
660 Leslie St #56	0.39mi	2/2.0	1,150 (+10%)	14mo	$94,000	$82	54

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.92×
• Total profit: $45,758
• Equity at exit: $12,674

10-year hold

• IRR: 50.2%
• Equity multiple: 6.88×
• Total profit: $140,043
• Equity at exit: $7,349

Cash invested: $23,800 (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 95482

• Rents YoY: 6.1%
• Active inventory: 153
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $814

Break-even live

Break-even rent $1,283

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 El Rio St Unit D Ukiah, CA	3.0	1.5	1000	$2,195	$2.19	43d	1	0.16mi
570 Pomo Dr Ukiah, CA	3.0	2.0	1306	$2,650	$2.03	43d	1	0.20mi

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 244 DOM
2. 2026-06-18
   days on market $85,000 Active 243 DOM
3. 2026-06-17
   days on market $85,000 Active 242 DOM
4. 2026-06-16
   days on market $85,000 Active 241 DOM
5. 2026-06-15
   days on market $85,000 Active 240 DOM
6. 2026-06-14
   days on market $85,000 Active 238 DOM
7. 2026-06-12
   days on market $85,000 Active 237 DOM
8. 2026-06-09
   days on market $85,000 Active 234 DOM
9. 2026-06-08
   days on market $85,000 Active 233 DOM
10. 2026-06-07
    days on market $85,000 Active 232 DOM
11. 2026-06-05
    days on market $85,000 Active 229 DOM
12. 2026-06-03
    days on market $85,000 Active 228 DOM
13. 2026-06-02
    days on market $85,000 Active 227 DOM
14. 2026-06-01
    days on market $85,000 Active 226 DOM
15. 2026-05-31
    days on market $85,000 Active 225 DOM
16. 2026-05-30
    days on market $85,000 Active 224 DOM
17. 2026-04-22
    status Active 343-char remark

    Show marketing remark (343 chars)

    Double wide mobile home equipped with upgrades and potential! This spacious vintage home offers a blend of charm and opportunity. Featuring several modern upgrades including appliances and refreshed flooring. Still some areas could use TLC- perfect for someone ready to make it their own! Great bones, great space and best of all great value!

18. 2026-04-20
    historical Contingent (Show) 343-char remark

    Show marketing remark (343 chars)

    Double wide mobile home equipped with upgrades and potential! This spacious vintage home offers a blend of charm and opportunity. Featuring several modern upgrades including appliances and refreshed flooring. Still some areas could use TLC- perfect for someone ready to make it their own! Great bones, great space and best of all great value!

19. 2026-03-27
    status Active 343-char remark

    Show marketing remark (343 chars)

    Double wide mobile home equipped with upgrades and potential! This spacious vintage home offers a blend of charm and opportunity. Featuring several modern upgrades including appliances and refreshed flooring. Still some areas could use TLC- perfect for someone ready to make it their own! Great bones, great space and best of all great value!

20. 2025-10-17
    listed $85,000 Active 343-char remark

    Show marketing remark (343 chars)

    Double wide mobile home equipped with upgrades and potential! This spacious vintage home offers a blend of charm and opportunity. Featuring several modern upgrades including appliances and refreshed flooring. Still some areas could use TLC- perfect for someone ready to make it their own! Great bones, great space and best of all great value!

21. 2019-12-17
    soldstatus $38,000 283-char remark

    Show marketing remark (283 chars)

    Small double wide in a well maintained senior park.Features include: 2 bedrooms, 2 bathrooms, newer carpet, central heat and air, all appliances stay. Storage unit outside and small patio.Park features clubhouse and pool. This unit needs your personal touch and could be really cute.

22. 2019-10-07
    listed $44,900 283-char remark

    Show marketing remark (283 chars)

    Small double wide in a well maintained senior park.Features include: 2 bedrooms, 2 bathrooms, newer carpet, central heat and air, all appliances stay. Storage unit outside and small patio.Park features clubhouse and pool. This unit needs your personal touch and could be really cute.

23. 2015-06-17
    soldstatus $27,000
24. 2015-05-07
    listed $29,000

ⓘ 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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,772
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$5,544
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$2,473
• Taxable income: $9,276
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $7,546/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

Fair 45/100 Moderate rehab

This double-wide mobile home requires moderate renovations to modernize the kitchen and bathroom, and freshen the interior walls. With some updates, it has great potential for increased resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major interior walls — dated wood paneling and peeling paint

Value-add opportunities

• Resale modernize kitchen — new cabinets and appliances would attract buyers
• Resale update bathroom — new fixtures would enhance appeal
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics
• Both landscaping — pruning and planting would enhance curb appeal and attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
interior walls · dated wood paneling and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale modernize kitchen — new cabinets and appliances would attract buyers ↑
• Resale update bathroom — new fixtures would enhance appeal ↑
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics ↑
• Both landscaping — pruning and planting would enhance curb appeal and attract buyers ↑

ⓘ 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: Ukiah Unified
• NCES district ID: 0640300
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $47,865
• Composite: 29.21/100
• National rank: #11858
• State rank: #1018 of 1400 in CA

Livability — Ukiah

• Score: 64/100
• State rank: #425
• US rank: #14442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ukiah, CA
• County: Mendocino County · 33,164 people
• City population: 33,164
• Metro: Ukiah, CA
• Population (ZIP): 33,164
• Household income: $69,772
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1349.0

Population outlook (Mendocino County) Hauer SSP2

• Today (2025): 84,643 people
• By 2030: 82,138 · -3.0%
• By 2040: 76,402 · -9.7%
• By 2050: 71,759 · -15.2%
• By 2075: 61,454 · -27.4%
• By 2100: 50,130 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 18% Asian 3% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 25% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Mendocino

• 2024 margin: Strong D (+26.8) · D 61.3% · R 34.5% · Other 4.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 42.8pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+35.8 2016: D+29.1 2012: D+37.6 2008: D+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -485.34%
• Current HPI: 164.6978
• Rent YoY: ▲ 6.07%
• Metro: Ukiah, 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

+193.1% since first listed

8 events — show timeline

• 2026-04-22 Relisted — BAREIS
• 2026-04-20 Contingent — BAREIS
• 2026-03-27 Relisted — BAREIS
• 2025-10-17 Listed $85,000 BAREIS
• 2019-12-17 Sold (MLS) $38,000 BAREIS
• 2019-10-07 Listed $44,900 BAREIS
• 2015-06-17 Sold (MLS) $27,000 BAREIS
• 2015-05-07 Listed $29,000 BAREIS