41 Plymouth Way · Larkfield-Wikiup, CA 95403

$159,900

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 48 Days on market

Built 1973 Fair condition Est $240k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated / upgraded 1,440 SF home has a new (7 year warranted) roof; the unit has been completely re-leveled; new guest shower surround; custom electric living room stove w/ remote control; some new & some thoroughly cleaned (like new) w/w carpeting; includes all appliances & W & D; plus 2 T.V.s (1 large screen); and existing furniture is included. Some new light fixtures. Previously remodeled kitchen. Metal storage building. Skirting & other repairs completed. Large yard with covered front deck & covered carport. THIS IS A SENIOR (55 YEARS AND UP) MOBILE PARK. Buyer must obtain prior park approval.

Key facts

• Built in hutch
• Newer gas cooktop
• Large front yard

Tags

• LARGE FRONT YARD
• SPACIOUS LIVING ROOM
• BUILT IN HUTCH
• GRANITE COUNTERS
• NEWER GAS COOKTOP
• BUILT IN OVEN

Property features AI

Finance

• Financial info: Monthly land lease amount: $823
• HOA & community: No HOA/association

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Internet available; Public sewer
• Home design: Manufactured in park (double wide); Land-lease community; Senior community
• Construction: Silvercrest manufactured home; Vinyl skirting; Elastomeric roof
• Exterior features: Carpeted patio/porch; Front yard; Court-front lot; Shed(s)

Interior

• Kitchen: Stone counters; Dishwasher; Disposal; Free-standing refrigerator; Gas cooktop; Hood over range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower stall(s); Sunken tub
• Heating & cooling: Central heating; Evaporative cooler
• Interior features: Updated/remodeled interior; Dining room, Family room, Living room with attached deck, Kitchen, Laundry
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.1% in Larkfield-Wikiup — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 199 active listings in the ZIP; 5 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 41% of the median local income ($98k/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 $5k 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 + 0.1% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.50%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Colonial Park Dr	0.08mi	3/2.0 (+1)	1,632 (+6%)	1mo	$275,000	$169	80
16 Ellie Dr	0.05mi	2/2.0	1,440 (-6%)	16mo	$119,000	$83	74
468 Colonial Park Dr	0.18mi	2/2.0	1,344 (-12%)	2mo	$210,000	$156	69
45 Colonial Park Dr	0.12mi	2/2.0	1,344 (-12%)	8mo	$259,000	$193	67
428 Colonial Park Dr	0.22mi	2/2.0	1,440 (-6%)	23mo	$170,000	$118	60
45 Arthur Dr	0.18mi	3/2.0 (+1)	1,315 (-14%)	23mo	$255,000	$194	43
5229 Whispering Creek Dr	0.69mi	3/2.0 (+1)	1,344 (-12%)	3mo	$205,000	$153	40
5304 Huckleberry Way	0.72mi	3/2.0 (+1)	1,404 (-9%)	18mo	$200,000	$142	32

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.41×
• Total profit: $63,233
• Equity at exit: $23,842

10-year hold

• IRR: 40.0%
• Equity multiple: 4.25×
• Total profit: $145,372
• Equity at exit: $13,825

Cash invested: $44,772 (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 95403

• Rents YoY: 0.1%
• Active inventory: 199
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,359 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $1,548

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,659	-5% $1,604	+0% $1,548	+5% $1,493	+10% $1,438
Rent	-10% $1,283	-5% $1,416	+0% $1,548	+5% $1,681	+10% $1,814
Rate	-1.0pp $1,629	-0.5pp $1,589	base $1,548	+0.5pp $1,507	+1.0pp $1,465

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 E Shiloh Rd Santa Rosa, CA	3.0	3.0	1783	$4,100	$2.30	44d	1	0.46mi
193 Airport Blvd E Santa Rosa, CA	1.0–2.0	1.0–1.5	967	$2,760	$2.85	13d	1	0.83mi
5365 Arnica Way Santa Rosa, CA	3.0	2.0	1699	$3,450	$2.03	21d	1	1.11mi
1145 Shiloh Rd Windsor, CA	3.0	1.0–2.0	776	$3,828	$4.93	8d	14	1.42mi
8 Voss Park Cir Santa Rosa, CA	3.0	2.5	1913	$3,350	$1.75	14d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 48 DOM
2. 2026-06-17
   days on market $159,900 Active 47 DOM
3. 2026-06-16
   days on market $159,900 Active 46 DOM
4. 2026-06-15
   days on market $159,900 Active 45 DOM
5. 2026-06-14
   days on market $159,900 Active 43 DOM
6. 2026-06-13
   days on market $159,900 Active 42 DOM
7. 2026-06-10
   pricedays on market $159,900 Active 40 DOM
8. 2026-06-09
   days on market $169,900 Active 39 DOM
9. 2026-06-08
   days on market $169,900 Active 38 DOM
10. 2026-06-07
    days on market $169,900 Active 37 DOM
11. 2026-06-03
    days on market $169,900 Active 33 DOM
12. 2026-06-02
    days on market $169,900 Active 32 DOM
13. 2026-06-01
    days on market $169,900 Active 31 DOM
14. 2026-05-31
    days on market $169,900 Active 30 DOM
15. 2026-05-30
    days on market $169,900 Active 29 DOM
16. 2026-05-01
    listed $169,900 Active
17. 2026-03-12
    listed $175,000 Active
18. 2024-05-03
    soldstatus $159,900 Closed 630-char remark

    Show marketing remark (630 chars)

    This updated / upgraded 1,440 SF home has a new (7 year warranted) roof; the unit has been completely re-leveled; new guest shower surround; custom electric living room stove w/ remote control; some new & some thoroughly cleaned (like new) w/w carpeting; includes all appliances & W & D; plus 2 T.V.s (1 large screen); and existing furniture is included. Some new light fixtures. Previously remodeled kitchen. Metal storage building. Skirting & other repairs completed. Large yard with covered front deck & covered carport. THIS IS A SENIOR (55 YEARS AND UP) MOBILE PARK. Buyer must obtain prior park approval.

19. 2024-03-30
    status Pending 630-char remark

    Show marketing remark (630 chars)

    This updated / upgraded 1,440 SF home has a new (7 year warranted) roof; the unit has been completely re-leveled; new guest shower surround; custom electric living room stove w/ remote control; some new & some thoroughly cleaned (like new) w/w carpeting; includes all appliances & W & D; plus 2 T.V.s (1 large screen); and existing furniture is included. Some new light fixtures. Previously remodeled kitchen. Metal storage building. Skirting & other repairs completed. Large yard with covered front deck & covered carport. THIS IS A SENIOR (55 YEARS AND UP) MOBILE PARK. Buyer must obtain prior park approval.

20. 2024-03-26
    listed $159,900 Active 630-char remark

    Show marketing remark (630 chars)

    This updated / upgraded 1,440 SF home has a new (7 year warranted) roof; the unit has been completely re-leveled; new guest shower surround; custom electric living room stove w/ remote control; some new & some thoroughly cleaned (like new) w/w carpeting; includes all appliances & W & D; plus 2 T.V.s (1 large screen); and existing furniture is included. Some new light fixtures. Previously remodeled kitchen. Metal storage building. Skirting & other repairs completed. Large yard with covered front deck & covered carport. THIS IS A SENIOR (55 YEARS AND UP) MOBILE PARK. Buyer must obtain prior park approval.

21. 2023-12-22
    soldstatus $85,000 Closed
22. 2023-12-15
    status Pending
23. 2023-12-08
    price $115,000
24. 2023-10-26
    price $135,000
25. 2023-09-26
    price $149,000
26. 2023-09-07
    status Active
27. 2023-08-28
    status Pending
28. 2023-07-03
    listed $169,000 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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,305
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$3,224
• − Management: −$3,224
• − Depreciation: −$4,652
• Taxable income: $17,050
• Est. tax owed @ 24.0%: −$4,092
• After-tax cash flow: $14,489/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

Fair 45/100 Moderate rehab

This 1973 double-wide mobile home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior, along with landscaping, would significantly enhance its curb appeal and marketability.

Repairs flagged

• Major paint — extensive peeling and fading
• Major landscaping — overgrown bushes and dead plants
• Moderate exterior siding — slight wear and tear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and value
• Both paint interior walls — refreshes interior and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · extensive peeling and fading	Major	$15,000–50,000
landscaping · overgrown bushes and dead plants	Major	$15,000–50,000
exterior siding · slight wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and value ↑
• Both paint interior walls — refreshes interior and enhances 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 — Larkfield-Wikiup

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Larkfield-Wikiup, CA
• County: Sonoma County · 449,805 people
• City population: 45,570
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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 0.61)
• Race & ethnicity: White 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

+0.5% since first listed

13 events — show timeline

• 2026-05-01 Listed $169,900 BAREIS
• 2026-03-12 Listed $175,000 BAREIS
• 2024-05-03 Sold (MLS) $159,900 BAREIS
• 2024-03-30 Pending — BAREIS
• 2024-03-26 Listed $159,900 BAREIS
• 2023-12-22 Sold (MLS) $85,000 BAREIS
• 2023-12-15 Pending — BAREIS
• 2023-12-08 Price Changed $115,000 BAREIS
• 2023-10-26 Price Changed $135,000 BAREIS
• 2023-09-26 Price Changed $149,000 BAREIS
• 2023-09-07 Relisted — BAREIS
• 2023-08-28 Pending — BAREIS
• 2023-07-03 Listed $169,000 BAREIS