660 Leslie St #8 · Ukiah, CA 95482

$15,000

1 bd · 1.0 ba · 600 sqft · Manufactured · 93 Days on market

Built 1969 $25/sqft · 72% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy a prime location just minutes from the Senior Center, medical services, and shopping. This cozy 1-bedroom, 1-bath home includes a large all-season porch perfect for year-round use, along with a fenced yard, paver patio, and convenient storage shed.

Key facts

• Fenced yard
• Paver patio
• Parking

Tags

• LARGE ALL-SEASON PORCH
• FENCED YARD
• PAVER PATIO
• CONVENIENT STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 97.6% 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; 1 comparable units currently listed for rent nearby; 8 units permitted in Mendocino County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $7k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.51% ✓
• Cap rate: 97.63%
• Cash-on-cash: 326.20%
• DSCR: 15.51
• GRM: 0.8

CMA / ARV

• ARV (median comp): $53,694
• List price: $15,000
• Delta: -72.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 E Gobbi St #34	0.41mi	2/1.0 (+1)	672 (+12%)	18mo	$48,500	$72	40

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: —
• Equity multiple: 18.93×
• Total profit: $75,327
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 44.16×
• Total profit: $181,258
• Equity at exit: $1,297

Cash invested: $4,200 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $1,142

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 23%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Cooper Ln Ukiah, CA	2.0	1.0	660	$1,750	$2.65	43d	1	0.39mi

Listing history 27 events

1. 2026-06-19
   days on market $15,000 Active 93 DOM
2. 2026-06-18
   price $15,000 Active 92 DOM
3. 2026-06-18
   days on market $17,000 Active 92 DOM
4. 2026-06-17
   days on market $17,000 Active 91 DOM
5. 2026-06-16
   days on market $17,000 Active 90 DOM
6. 2026-06-15
   days on market $17,000 Active 89 DOM
7. 2026-06-14
   days on market $17,000 Active 87 DOM
8. 2026-06-12
   days on market $17,000 Active 86 DOM
9. 2026-06-09
   days on market $17,000 Active 83 DOM
10. 2026-06-08
    days on market $17,000 Active 82 DOM
11. 2026-06-07
    days on market $17,000 Active 81 DOM
12. 2026-06-05
    days on market $17,000 Active 78 DOM
13. 2026-06-03
    days on market $17,000 Active 77 DOM
14. 2026-06-03
    price $17,000 Active 76 DOM
15. 2026-06-02
    days on market $19,500 Active 76 DOM
16. 2026-06-01
    days on market $19,500 Active 75 DOM
17. 2026-05-31
    days on market $19,500 Active 74 DOM
18. 2026-05-30
    days on market $19,500 Active 73 DOM
19. 2026-05-10
    historical Contingent (No Show) 254-char remark

    Show marketing remark (254 chars)

    Enjoy a prime location just minutes from the Senior Center, medical services, and shopping. This cozy 1-bedroom, 1-bath home includes a large all-season porch perfect for year-round use, along with a fenced yard, paver patio, and convenient storage shed.

20. 2026-04-16
    price $19,500 254-char remark

    Show marketing remark (254 chars)

    Enjoy a prime location just minutes from the Senior Center, medical services, and shopping. This cozy 1-bedroom, 1-bath home includes a large all-season porch perfect for year-round use, along with a fenced yard, paver patio, and convenient storage shed.

21. 2026-03-18
    listed $22,000 Active 254-char remark

    Show marketing remark (254 chars)

    Enjoy a prime location just minutes from the Senior Center, medical services, and shopping. This cozy 1-bedroom, 1-bath home includes a large all-season porch perfect for year-round use, along with a fenced yard, paver patio, and convenient storage shed.

22. 2020-01-28
    soldstatus $19,500 395-char remark

    Show marketing remark (395 chars)

    Charming 1 bedroom with lots of storage and new stacking washer and dryer, updated bathroom with double sinks, and cozy living area. The kitchen features a new gas range with a double oven, refrigerator, and dishwasher along with abundant cabinets and counter space. The spacious enclosed patio gives you a comfortable additional living area. The yard is partially fenced and has a storage shed.

23. 2019-11-14
    listed $22,000 395-char remark

    Show marketing remark (395 chars)

    Charming 1 bedroom with lots of storage and new stacking washer and dryer, updated bathroom with double sinks, and cozy living area. The kitchen features a new gas range with a double oven, refrigerator, and dishwasher along with abundant cabinets and counter space. The spacious enclosed patio gives you a comfortable additional living area. The yard is partially fenced and has a storage shed.

24. 2017-11-29
    soldstatus $16,500
25. 2017-10-30
    listed $16,500
26. 2016-10-05
    soldstatus $12,500
27. 2016-08-31
    listed $12,500

ⓘ 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 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 20 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,917
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$436
• Taxable income: $14,313
• Est. tax owed @ 24.0%: −$3,435
• After-tax cash flow: $10,265/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

+56.0% since first listed

9 events — show timeline

• 2026-05-10 Contingent — BAREIS
• 2026-04-16 Price Changed $19,500 BAREIS
• 2026-03-18 Listed $22,000 BAREIS
• 2020-01-28 Sold (MLS) $19,500 BAREIS
• 2019-11-14 Listed $22,000 BAREIS
• 2017-11-29 Sold (MLS) $16,500 BAREIS
• 2017-10-30 Listed $16,500 BAREIS
• 2016-10-05 Sold (MLS) $12,500 BAREIS
• 2016-08-31 Listed $12,500 BAREIS