541 Mason St #8 · Healdsburg, CA 95448

$285,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 22 Days on market

Built 1977

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully renovated 2 bedroom, 2 bath home is located in the all age Riverside Mobile Park in the heart of Healdsburg, offering a rare combination of style, comfort, and affordability. Extensively updated down to the studs, the home is nearly new throughout with updated drywall, subflooring, roofing, electrical, plumbing, exterior siding, paint, windows, appliances, laminate flooring, and a custom deck. The thoughtfully designed interior features a gas range, farmhouse apron sink, multiple mini split systems for efficient heating and cooling, an in unit washer and dryer, and approximately 800 sq. ft. of comfortable living space. Even better, the home is being sold fully furnished, wi

Key facts

• Extensively updated
• Farmhouse apron sink
• Gas range

Tags

• EXTENSIVELY UPDATED
• CUSTOM DECK
• GAS RANGE
• FARMHOUSE APRON SINK
• MULTIPLE MINI SPLIT SYSTEMS
• IN UNIT WASHER AND DRYER

Property features AI

Finance

• Financial info: Monthly land lease amount of $890
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public sewer
• Home design: Manufactured home in park; Double-wide
• Construction: Bendix manufactured home; Wood skirting
• Exterior features: Located in a mobile home park (Riverside Villa Mobile Home Park); Land lease required

Interior

• Kitchen: Dishwasher; Free-standing gas range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Wall-mounted cooling unit(s); Other heating
• Interior features: Updated/remodeled interior; Kitchen island
• Laundry & utility: Inside laundry area with stacked washer/dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.1% in Healdsburg — 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 70/100 on livability (#244 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, schools B; Watch: commute F, cost of living F.
• Healdsburg Unified (suburban): math 35% / reading 48% proficiency, ranked #608 of 1,400 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.9%/yr); 194 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 39% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $9k 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 + 6.9% rent growth), your $80k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $56k; list at $285k implies a 409% gain — meaningful room to come down on a strong offer.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.94% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $14,245
• Equity at exit: $42,494

10-year hold

• IRR: 17.3%
• Equity multiple: 2.69×
• Total profit: $134,856
• Equity at exit: $24,642

Cash invested: $79,800 (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 95448

• Rents YoY: 6.9%
• Active inventory: 194
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,413 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $727

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 74%

Sensitivity live

Price	-10% $924	-5% $826	+0% $727	+5% $629	+10% $530
Rent	-10% $457	-5% $592	+0% $727	+5% $862	+10% $997
Rate	-1.0pp $871	-0.5pp $800	base $727	+0.5pp $653	+1.0pp $578

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 1st St Healdsburg, CA	2.0	2.0	980	$3,500	$3.57	14d	1	0.04mi
843 Falcon Way Healdsburg, CA	2.0	2.0	1050	$3,675	$3.50	5d	1	0.44mi

Listing history 27 events

1. 2026-06-18
   days on market $285,000 Active 22 DOM
2. 2026-06-17
   days on market $285,000 Active 21 DOM
3. 2026-06-16
   days on market $285,000 Active 20 DOM
4. 2026-06-15
   days on market $285,000 Active 19 DOM
5. 2026-06-14
   days on market $285,000 Active 17 DOM
6. 2026-06-13
   days on market $285,000 Active 16 DOM
7. 2026-06-10
   days on market $285,000 Active 14 DOM
8. 2026-06-09
   days on market $285,000 Active 13 DOM
9. 2026-06-08
   days on market $285,000 Active 12 DOM
10. 2026-06-07
    days on market $285,000 Active 11 DOM
11. 2026-06-05
    days on market $285,000 Active 8 DOM
12. 2026-06-03
    days on market $285,000 Active 7 DOM
13. 2026-06-02
    days on market $285,000 Active 6 DOM
14. 2026-06-01
    days on market $285,000 Active 5 DOM
15. 2026-05-31
    days on market $285,000 Active 4 DOM
16. 2026-05-30
    days on market $285,000 Active 3 DOM
17. 2026-05-28
    listed $285,000 Active
18. 2026-02-05
    price $325,000
19. 2025-11-11
    status Active
20. 2025-09-16
    listed $350,000 Active
21. 2025-05-09
    listed $350,000 Active
22. 2023-08-04
    listed $315,000 Active
23. 2022-09-09
    listed $350,000 Active
24. 2015-02-25
    soldstatus $56,000 Sold
25. 2014-12-23
    status Contingent
26. 2014-12-23
    historical Pending
27. 2014-12-16
    listed $55,000 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,962
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,277
• − Management: −$3,277
• − Depreciation: −$8,291
• Taxable income: $4,453
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $7,656/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: Healdsburg Unified
• NCES district ID: 0600044
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $68,356
• Composite: 39.83/100
• National rank: #7955
• State rank: #608 of 1400 in CA

Livability — Healdsburg

• Score: 70/100
• State rank: #244
• US rank: #8085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdsburg, CA
• County: Sonoma County · 449,805 people
• City population: 16,077
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 16,077
• Household income: $105,120
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 600.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 23% Dominican 1%
• Common ancestry: Portuguese 5% Italian 5% Lithuanian 3%
• Foreign-born: 16% · Canada
• Languages at home: 76% English-only · Spanish 22% Other Indo-European 1% 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: ▼ -793.66%
• Current HPI: 258.124
• Rent YoY: ▲ 6.94%
• 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

+418.2% since first listed

11 events — show timeline

• 2026-05-28 Listed $285,000 BAREIS
• 2026-02-05 Price Changed $325,000 BAREIS
• 2025-11-11 Relisted — BAREIS
• 2025-09-16 Listed $350,000 BAREIS
• 2025-05-09 Listed $350,000 BAREIS
• 2023-08-04 Listed $315,000 BAREIS
• 2022-09-09 Listed $350,000 BAREIS
• 2015-02-25 Sold (MLS) $56,000 BAREIS
• 2014-12-23 Pending — BAREIS
• 2014-12-23 Delisted — BAREIS
• 2014-12-16 Listed $55,000 BAREIS

Property tax history

+4.9%/yr

Latest (2025): $190 · +1.4% YoY. Source: county tax records.