267 Spanish Flag Way · Temelec, CA 95476

$275,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 25 Days on market

Built 1990 2.36 ac lot Est $288k · at est.

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Why this score? — see what drove the B- 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
• ARV discount +9.5/15.0
• 1% rule +8.6/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 1,440 sq ft home, in 55+ Seven Flags Community, features 2 bedrooms and 2 bathrooms, plus a versatile third room previously used as an office. The living room's vaulted ceiling creates an open, airy feel perfect for relaxing or entertaining. Recent upgrades include new vinyl flooring and interior paint throughout, newer refrigerator, water heater, and HVAC system for added comfort and efficiency. Both home and pest inspections are included in the disclosures, and all recommended repairs and treatments have already been completed, offering peace of mind for the next owner. (Lot size describes the entire park, per county records) Please call for more information and disclosures.

Key facts

• Vaulted ceiling
• Water heater
• Interior paint

Tags

• VAULTED CEILING
• NEW VINYL FLOORING
• INTERIOR PAINT
• NEWER REFRIGERATOR
• WATER HEATER
• HVAC SYSTEM

Property features AI

Finance

• Financial info: Monthly land lease: $967
• HOA & community: Association: Seven Flags Mobile Homes; Monthly association fee (includes trash); Community pool; Senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; Land lease
• Home design: Manufactured in park; Double wide
• Construction: Composition roof; Aluminum skirting; Manufacturer: Champion; Make: MEADOW CREEK
• Exterior features: Cul-de-sac lot; Fenced

Interior

• Kitchen: Dishwasher; Disposal; Breakfast area; Pantry closet
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral ceiling; Unfurnished
• Laundry & utility: Washer included; Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#811 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment B+, housing B; Watch: health & safety D, amenities F, commute F.
• Sonoma Valley Unified (town): math 27% / reading 42% proficiency, ranked #849 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 265 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 43% 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 $8k 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 + 0.8% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $270,875 (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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
282 Paseo Bolivar	0.17mi	2/2.0 (-1)	1,456 (+1%)	4mo	$365,000	$251	81
106 Drake Mews # 106	0.23mi	2/2.0 (-1)	1,440 (0%)	6mo	$288,000	$200	80
46 International Blvd	0.32mi	2/2.0 (-1)	1,440 (0%)	1mo	$189,000	$131	79
258 English Flag Way	0.05mi	3/2.0	1,344 (-7%)	10mo	$278,500	$207	78
166 Seven Flags Cir	0.09mi	2/2.0 (-1)	1,344 (-7%)	2mo	$285,000	$212	78
145 Bear Flag Rd	0.30mi	3/2.0	1,536 (+7%)	2mo	$289,880	$189	74
14 Fort Ross Way	0.18mi	2/2.0 (-1)	1,344 (-7%)	8mo	$288,000	$214	69
230 E Seven Flags Cir	0.08mi	2/2.0 (-1)	1,580 (+10%)	9mo	$159,950	$101	68
123 Bear Flag Rd	0.28mi	2/2.0 (-1)	1,536 (+7%)	9mo	$200,000	$130	64
162 Bear Flag Rd	0.37mi	2/2.0 (-1)	1,536 (+7%)	7mo	$262,000	$171	60
132 Bear Flag Rd	0.29mi	2/3.0 (-1)	1,617 (+12%)	4mo	$437,750	$271	54
42 Cabrillo Plz	0.29mi	2/2.0 (-1)	1,632 (+13%)	10mo	$312,000	$191	51

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $14,675
• Equity at exit: $41,003

10-year hold

• IRR: 12.4%
• Equity multiple: 1.88×
• Total profit: $67,727
• Equity at exit: $23,777

Cash invested: $77,000 (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 95476

• Rents YoY: 0.8%
• Active inventory: 265
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,744 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $1,057

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,247	-5% $1,152	+0% $1,057	+5% $962	+10% $867
Rent	-10% $761	-5% $909	+0% $1,057	+5% $1,205	+10% $1,353
Rate	-1.0pp $1,196	-0.5pp $1,127	base $1,057	+0.5pp $986	+1.0pp $913

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 25 DOM
2. 2026-06-18
   days on market $275,000 Active 22 DOM
3. 2026-06-17
   days on market $275,000 Active 21 DOM
4. 2026-06-16
   days on market $275,000 Active 20 DOM
5. 2026-06-15
   days on market $275,000 Active 19 DOM
6. 2026-06-14
   days on market $275,000 Active 17 DOM
7. 2026-06-13
   days on market $275,000 Active 16 DOM
8. 2026-06-10
   days on market $275,000 Active 14 DOM
9. 2026-06-09
   days on market $275,000 Active 13 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-08
    days on market $275,000 Active 12 DOM
12. 2026-06-07
    days on market $275,000 Active 11 DOM
13. 2026-06-05
    days on market $275,000 Active 8 DOM
14. 2026-06-03
    days on market $275,000 Active 7 DOM
15. 2026-06-02
    days on market $275,000 Active 6 DOM
16. 2026-06-01
    days on market $275,000 Active 5 DOM
17. 2026-05-31
    days on market $275,000 Active 4 DOM
18. 2026-05-30
    days on market $275,000 Active 3 DOM
19. 2026-05-27
    listed $275,000 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,925
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,594
• − Management: −$3,594
• − Depreciation: −$8,000
• Taxable income: $8,833
• Est. tax owed @ 24.0%: −$2,120
• After-tax cash flow: $10,565/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: Sonoma Valley Unified
• NCES district ID: 0637200
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $63,880
• Composite: 33.88/100
• National rank: #10355
• State rank: #849 of 1400 in CA

Livability — Temelec

• Score: 56/100
• State rank: #811
• US rank: #22885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temelec, CA
• County: Sonoma County · 449,805 people
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 35,196
• Household income: $105,374
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 13% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -1116.03%
• Current HPI: 236.6408
• Rent YoY: ▲ 0.79%
• 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

1 event — show timeline

• 2026-05-27 Listed $275,000 BAREIS

Property tax history

-2.8%/yr

Latest (2025): $292 · -0.2% YoY. Source: county tax records.