80 Coronado Cir · Santa Rosa, CA 95409

$184,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 15 Days on market

Built 1968 Good condition Est $144k · 28% 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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the desirable Rancho Cabeza 55+ Mobile Estates Community in Santa Rosa, this charming home offers the perfect blend of comfort and convenience. Featuring an open and airy floor plan, the spacious living and dining areas flow seamlessly into the kitchen, which is equipped with a gas stove top, built-in oven, and a convenient closet for your washer and dryer. The generous primary bedroom features a walk-in closet and a private bath with a stall shower. An additional bedroom is conveniently connected to a second bath with a tub, ideal for guests or family. Step outside to a peaceful front porch that overlooks a beautifully landscaped garden area, complete with a raised bed for your favorite plants. In the backyard, enjoy the bounty of your own orange and lemon trees, plus a handy storage shed. As part of the vibrant Rancho Cabeza senior community, residents enjoy access to a variety of amenities, including a pool, and clubhouse, offering numerous social activities and opportunities to connect with neighbors. Ideally located in Rincon Valley, you'll be close to everything beautiful Sonoma County has to offer!

Key facts

• Clubhouse
• Pool
• Social activities

Tags

• RANCHO CABEZA COMMUNITY
• CLUBHOUSE
• POOL
• SOCIAL ACTIVITIES
• SONOMA COUNTY LIFESTYLE

Property features AI

Finance

• Financial info: Land lease amount: $725
• HOA & community: No homeowners association; Senior community; Located in Rancho Cabeza Mobile Estates; Land lease

Exterior

• Parking: 1 parking space
• Utilities: Cable available; Public sewer
• Home design: Manufactured in-park home; Double wide
• Construction: Aluminum skirting
• Exterior features: Located in a mobile home park; Covered parking; Guest parking available; No garage

Interior

• Kitchen: Dishwasher; Gas cooktop; Free standing gas oven; Free standing refrigerator; Hood over range; Laminate countertops; Breakfast area
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Other cooling
• Interior features: Dishwasher; Free standing gas oven; Free standing refrigerator; Gas cooktop; Hood over range; Gas water heater; Breakfast area; Laminate countertops
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $184k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 (+3.3%/yr); 154 active listings in the ZIP; 8 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 31% of the median local income ($108k/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 + 3.3% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $181,732 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Coronado Cir #97	0.02mi	2/2.0	1,506 (+5%)	1mo	$60,000	$40	91
172 Brookview Ct	0.32mi	2/2.0	1,440 (0%)	2mo	$55,000	$38	83
96 Glenoak Ct	0.38mi	2/2.0	1,440 (0%)	0mo	$155,000	$108	82
28 Springhill Ct	0.25mi	3/2.0 (+1)	1,440 (0%)	2mo	$99,000	$69	81
12 Sandstone Ct	0.28mi	2/2.0	1,440 (0%)	9mo	$225,000	$156	80
48 Shadyleaf Ct	0.25mi	2/2.0	1,392 (-3%)	6mo	$105,000	$75	78
70 Coronado Cir	0.03mi	2/2.0	1,248 (-13%)	3mo	$195,000	$156	74
173 Brookview Ct	0.33mi	2/2.0	1,536 (+7%)	2mo	$65,000	$42	72
121 Coronado Cir	0.10mi	3/2.0 (+1)	1,300 (-10%)	4mo	$180,000	$138	71
128 Brookhill Ct	0.41mi	2/2.0	1,536 (+7%)	9mo	$125,000	$81	62
97 Glenoak Ct	0.37mi	2/2.0	1,248 (-13%)	3mo	$142,500	$114	58
137 Bluestone Ct	0.36mi	2/2.0	1,248 (-13%)	4mo	$125,000	$100	57

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $31,607
• Equity at exit: $27,510

10-year hold

• IRR: 24.1%
• Equity multiple: 3.11×
• Total profit: $109,099
• Equity at exit: $15,952

Cash invested: $51,660 (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 95409

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,820 high
• Mortgage (P&I): −$968
• Tax est. 1.5%: −$231 /mo · $2,768/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $952

Break-even live

Break-even rent $1,614

Max offer price $184,500

Occupancy floor 61%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Rincon Meadows Ct Santa Rosa, CA	3.0	2.0	1565	$4,000	$2.56	14d	1	0.72mi
174 S Boas Dr Santa Rosa, CA	1.0–2.0	1.0–2.0	781	$2,755	$3.53	13d	6	0.77mi
6600 Montecito Blvd Unit 02 Santa Rosa, CA	2.0	2.0	950	$2,450	$2.58	21d	1	0.80mi
42 Redwood Ct Santa Rosa, CA	3.0	2.0	1166	$2,700	$2.32	14d	1	0.80mi
6263 Montecito Blvd Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	23d	1	1.07mi
6263 Montecito Blvd Unit 05 Santa Rosa, CA	2.0	1.0	1000	$2,650	$2.65	14d	1	1.07mi
4656 Quigg Dr Santa Rosa, CA	1.0–3.0	1.0–2.0	950	$2,680	$2.82	14d	9	1.21mi
1201 Mission Blvd Unit 1255 Santa Rosa, CA	2.0	1.0	970	$2,000	$2.06	14d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   days on market $184,500 Active 15 DOM
2. 2026-06-17
   days on market $184,500 Active 14 DOM
3. 2026-06-16
   days on market $184,500 Active 13 DOM
4. 2026-06-15
   price $184,500 Active 12 DOM
5. 2026-06-15
   days on market $199,000 Active 12 DOM
6. 2026-06-14
   days on market $199,000 Active 10 DOM
7. 2026-06-13
   days on market $199,000 Active 9 DOM
8. 2026-06-10
   days on market $199,000 Active 7 DOM
9. 2026-06-09
   days on market $199,000 Active 6 DOM
10. 2026-06-08
    days on market $199,000 Active 5 DOM
11. 2026-06-07
    days on market $199,000 Active 4 DOM
12. 2026-06-05
    remarks 548-char remark
13. 2026-06-05
    listed $199,000 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,836
• − Mortgage interest: −$10,335
• − Property taxes: −$2,768
• − Insurance: −$922
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$5,367
• Taxable income: $9,030
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $9,263/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

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath home in the Rancho Cabeza 55+ community offers a comfortable and convenient living space with modern updates and a fresh look. Potential buyers and renters will appreciate the well-maintained exterior, interior, and landscaping.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in bathrooms — Freshens up the bathrooms and can increase resale value.
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value.
• Resale New paint in interior walls — Freshens up the interior and can increase resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Freshens up the bathrooms and can increase resale value. ↑
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Resale New paint in interior walls — Freshens up the interior and can increase resale value. ↑

ⓘ 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: 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

• Census place: Santa Rosa, CA
• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 25,616
• Household income: $107,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 908.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 18% Two or more races 11% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

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: ▼ -750.32%
• Current HPI: 226.8795
• Rent YoY: ▲ 3.28%
• 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

+6.4% since first listed

6 events — show timeline

• 2026-06-03 Listed $199,000 BAREIS
• 2025-06-17 Pending — BAREIS
• 2025-06-13 Sold (MLS) $167,500 BAREIS
• 2025-05-18 Contingent — BAREIS
• 2025-05-07 Price Changed $178,000 BAREIS
• 2025-03-24 Listed $187,000 BAREIS