227 Ricardo Ave · Santa Rosa, CA 95407

$210,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 26 Days on market

Built 1994 9.72 ac lot Est $173k · 21% 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
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

Key facts

• Open floor plan
• Front deck
• Bellevue district

Tags

• BELLEVUE DISTRICT
• FRONT DECK
• OPEN FLOOR PLAN
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Financial info: Land lease: $606/month
• HOA & community: No association; Senior community

Exterior

• Parking: 2 parking spaces; Covered parking; Guest parking available
• Utilities: Natural gas connected; Public sewer
• Home design: Manufactured in park (double wide); Land lease community
• Construction: Fleetwood manufactured home
• Exterior features: Covered deck; Shed(s)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral ceiling; Cathedral/vaulted living room
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools C-, 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.
• Market conditions: Rents rising (+2.9%/yr); 120 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% of the median local income ($83k/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 $6k 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 + 2.9% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $149k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% 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. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $173,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Ricardo Ave	0.02mi	2/2.0	1,100 (+4%)	1mo	$179,000	$163	92
305 Aileen Ave	0.10mi	2/2.0	1,100 (+4%)	0mo	$105,000	$95	88
227 Ricardo Ave #227	0.00mi	2/2.0	1,056 (0%)	22mo	$227,000	$215	82
324 Aileen Ave	0.12mi	2/2.0	1,060 (+0%)	21mo	$173,500	$164	77
205 Pear Ln	0.15mi	3/2.0 (+1)	1,104 (+4%)	8mo	$160,000	$145	74
38 Wayside Dr	0.45mi	2/2.0	1,040 (-2%)	9mo	$205,000	$197	69
196 Pear Ln	0.15mi	3/2.0 (+1)	1,106 (+5%)	14mo	$165,000	$149	69
116 Coachman Ln #27	0.51mi	3/2.0 (+1)	1,050 (-1%)	11mo	$237,950	$227	61
2313 Calico Ln #67	0.49mi	2/2.0	1,080 (+2%)	16mo	$187,000	$173	60
3050 El Toro Way	0.42mi	2/2.0	1,000 (-5%)	18mo	$188,500	$189	56
273 Aileen Ave	0.07mi	2/1.0	900 (-15%)	17mo	$120,000	$133	54
55 Wayside Dr	0.50mi	2/1.0	940 (-11%)	2mo	$105,000	$112	53

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $15,739
• Equity at exit: $31,312

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $77,043
• Equity at exit: $18,157

Cash invested: $58,800 (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 95407

• Rents YoY: 2.9%
• Active inventory: 120
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,575 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $786

Break-even live

Break-even rent $1,581

Max offer price $210,000

Occupancy floor 64%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Court St Santa Rosa, CA	2.0	2.5	1171	$2,750	$2.35	14d	1	0.19mi
2327 Summercreek Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	1083	$2,920	$2.69	14d	6	0.20mi
240 Burt St Santa Rosa, CA	1.0–2.0	1.0–2.0	742	$2,563	$3.45	14d	10	0.23mi
325 Yolanda Ave Santa Rosa, CA	1.0–3.0	1.0–2.0	1144	$2,852	$2.49	14d	15	0.33mi
1018 Bellevue Ave Santa Rosa, CA	1.0–4.0	1.0–2.0	1010	$1,874	$1.86	14d	1	0.53mi
2585 Kenton Ct Unit B Santa Rosa, CA	2.0	1.0	789	$2,150	$2.72	14d	1	0.54mi
2350 Corby Ave Santa Rosa, CA	2.0	1.0	903	$2,185	$2.42	14d	1	0.61mi
2146 Bedford St Unit 2130-101 Santa Rosa, CA	2.0	2.0	920	$2,450	$2.66	14d	1	0.69mi
2146 Bedford St Unit 2134-211 Santa Rosa, CA	1.0	1.0	720	$2,075	$2.88	14d	1	0.69mi
1020 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	890	$2,860	$3.21	14d	27	0.70mi
2146 Bedford St Santa Rosa, CA	1.0	1.0	720	$1,900	$2.64	14d	1	0.72mi
2111 Kawana Springs Rd Santa Rosa, CA	1.0–3.0	1.0–2.0	936	$2,892	$3.09	13d	8	0.78mi
2150 Onyx Way Santa Rosa, CA	3.0	2.5	1240	$3,000	$2.42	21d	1	0.87mi
147 Colgan Ave Santa Rosa, CA	1.0–2.0	1.0	623	$1,941	$3.12	14d	3	0.92mi
1501 Patty Pl Unit 1591 Santa Rosa, CA	2.0	2.0	747	$2,500	$3.35	14d	1	0.99mi
1501 Patty Pl Unit 1555 Santa Rosa, CA	2.0	2.0	747	$1,995	$2.67	14d	1	0.99mi
1501 Patty Pl Unit 3075 Santa Rosa, CA	3.0	2.0	1047	$2,850	$2.72	14d	1	0.99mi
517 Debbie Dr Santa Rosa, CA	3.0	2.0	1205	$3,000	$2.49	21d	1	1.01mi
1053 Dutton Ave Santa Rosa, CA	2.0	1.5	850	$2,200	$2.59	14d	1	1.36mi
927 Delport Ave Unit 2 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	14d	1	1.38mi
927 Delport Ave Unit 4 Santa Rosa, CA	3.0	1.0	751	$2,500	$3.33	14d	1	1.38mi

Listing history 22 events

1. 2026-06-18
   days on market $210,000 Active 26 DOM
2. 2026-06-17
   days on market $210,000 Active 25 DOM
3. 2026-06-16
   days on market $210,000 Active 24 DOM
4. 2026-06-15
   days on market $210,000 Active 23 DOM
5. 2026-06-14
   days on market $210,000 Active 21 DOM
6. 2026-06-13
   days on market $210,000 Active 20 DOM
7. 2026-06-10
   days on market $210,000 Active 18 DOM
8. 2026-06-09
   days on market $210,000 Active 17 DOM
9. 2026-06-08
   days on market $210,000 Active 16 DOM
10. 2026-06-07
    days on market $210,000 Active 15 DOM
11. 2026-06-05
    days on market $210,000 Active 12 DOM
12. 2026-06-03
    days on market $210,000 Active 11 DOM
13. 2026-06-02
    days on market $210,000 Active 10 DOM
14. 2026-06-01
    days on market $210,000 Active 9 DOM
15. 2026-05-31
    days on market $210,000 Active 8 DOM
16. 2026-05-30
    days on market $210,000 Active 7 DOM
17. 2026-05-23
    listed $210,000 Active
18. 2021-10-15
    soldstatus $148,900 Closed 694-char remark

    Show marketing remark (694 chars)

    Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

19. 2021-09-28
    listed Contingent (Show) 694-char remark

    Show marketing remark (694 chars)

    Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

20. 2021-09-28
    historical Contingent (Show)

    Show marketing remark (694 chars)

    Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

21. 2021-09-12
    listed $148,900 Active

    Show marketing remark (694 chars)

    Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

22. 2021-09-12
    listed $148,900 694-char remark

    Show marketing remark (694 chars)

    Welcome to Lamplighters, a 55+ mobile home park. Spacious open concept and completely remodeled 2 bedroom 2 bath with vaulted ceilings throughout. The home has been beautifully remodeled from top to bottom and features a modern kitchen with all new cabinets, countertops, and appliances. Both baths have been completely remodeled as well and feature new fixtures and cabinetry. Some additional upgrades include a new roof and floors throughout. Nestled in a quiet & well-maintained Senior Park that is centrally located to an array of shopping options, including Costco, Target, and several grocery stores. Easy access to freeway and minutes from downtown Santa Rosa. Come see for yourself!

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$874/yr (+$73/mo · 121.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,904
• − Mortgage interest: −$11,763
• − Property taxes: −$722
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$6,109
• Taxable income: $6,315
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $7,911/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

• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 42,036
• Household income: $82,863
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1943.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 29% Two or more races 13% Asian 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 50% Other Indo-European 2% Other Asian/Pacific 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: ▼ -852.74%
• Current HPI: 256.4307
• Rent YoY: ▲ 2.93%
• 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

+41.0% since first listed

6 events — show timeline

• 2026-05-23 Listed $210,000 BAREIS
• 2021-10-15 Sold (MLS) $148,900 BAREIS
• 2021-09-28 Listed — BAREIS
• 2021-09-28 Contingent — BAREIS
• 2021-09-12 Listed $148,900 BAREIS
• 2021-09-12 Listed $148,900 BAREIS

Property tax history

+3.4%/yr

Latest (2025): $722 · +91.4% YoY. Source: county tax records.