432 Ford · Ukiah, CA 95482

$339,999

3 bd · 1.5 ba · 1,200 sqft · Townhouse · 2 Days on market

Built 1980 1,502 sqft lot Est $317k · 7% over

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Why this score? — see what drove the D- 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 +13.8/30.0
• DSCR +4.2/10.0
• ARV discount +4.2/15.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 1.5-bath townhome ideally situated in one of Ukiah's most convenient locations, offering easy access to shopping, restaurants, schools, parks, and many everyday amenities. Move-in ready and thoughtfully updated throughout, this home features fresh interior paint, updated flooring, remodeled bathrooms, and attractive wood-look ceramic tile flooring throughout the main level. The spacious kitchen offers abundant cabinetry, generous counter space, stainless steel appliances, and a functional layout designed for everyday living. The bright living room opens to a private fenced backyard, providing a low-maintenance outdoor space for relaxing, garden

Key facts

• Updated flooring
• Abundant cabinetry
• Remodeled bathrooms

Tags

• UPDATED FLOORING
• REMODELED BATHROOMS
• WOOD-LOOK CERAMIC TILE
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES
• PRIVATE FENCED BACKYARD

Property features AI

Finance

• Other: Part of a 2-unit community; No ADU
• HOA & community: Community features include street lighting, sidewalks, and a park

Exterior

• Parking: Attached garage (1 space); Off-street parking and driveway (1 parking space)
• Utilities: Public water (district/public); Public sewer (sewer connected); Electricity connected; Cable connected/available; Telephone on property
• Home design: House; Two stories; Entry level: 1; No common walls; Updated/remodeled
• Construction: Wood construction; Shingle roof; Concrete slab foundation; Built year: (source: other)
• Exterior features: Front and rear porches; Level with street lot; Wood fencing

Interior

• Kitchen: Remodeled kitchen; Energy Star appliances; Garbage disposal; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom; All bedrooms located on upper level; Bonus room
• Flooring: Tile
• Bathrooms: One full bathroom with bathtub; One half bathroom; Shower in tub
• Heating & cooling: Central heating (central furnace); Central cooling; Energy Star rated systems
• Interior features: Updated/remodeled condition; Sliding glass door(s); Double pane windows; Two levels; Front entry
• Laundry & utility: Washer included; Dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $30 ($365/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (22.6% below list).
• Recommended offer: $263k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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).
• At $2,633/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 1349% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $340k implies a 536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,326 (22.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
799 Sidnie Ct	0.06mi	3/1.5	1,200 (0%)	7mo	$340,000	$283	92
755 Myron Pl	0.04mi	3/1.5	1,200 (0%)	12mo	$309,100	$258	88
727 Sidnie Ct	0.07mi	2/1.5 (-1)	1,200 (0%)	15mo	$315,000	$263	79
772 Myron Pl	0.08mi	2/1.5 (-1)	1,079 (-10%)	22mo	$285,000	$264	56

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-44,916
• Equity at exit: $50,695

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-559
• Equity at exit: $29,397

Cash invested: $95,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $30

Break-even live

Break-even rent $2,595

Max offer price $339,999

Occupancy floor 94%

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: $85,000
• Closing costs: $10,200
• 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	0.64mi
570 Pomo Dr Ukiah, CA	3.0	2.0	1306	$2,650	$2.03	43d	1	0.93mi

Listing history 3 events

1. 2026-06-19
   days on market $339,999 Coming Soon 2 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $339,999 Coming Soon 1 DOM

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$1,082/yr (+$90/mo · 72.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,599
• − Mortgage interest: −$19,045
• − Property taxes: −$1,502
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$9,891
• Taxable loss: −$5,595
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $1,708/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: 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

+535.5% since first listed

2 events — show timeline

• 2026-06-18 Coming Soon $339,999 CRMLS
• 1981-08-01 Sold (Public Records) $53,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,502 · +3.7% YoY. Source: county tax records.