505 Maplewood Dr · Petaluma, CA 94954

$259,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 13 Days on market

Built 2009 22 ac lot Est $231k · 12% 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 +7.8/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 505 Maplewood Drive. Situated on a corner lot, this beautifully maintained 3-bedroom, 2-bath home offers 1,344 square feet of tastefully designed living space. The inviting floor plan features a spacious kitchen with a cozy breakfast nook, a dedicated dining room for gatherings, and a bright, airy living room filled with natural light. You'll love the functional laundry room complete with pantry storage, while outside you'll find a two-car tandem carport, workshop shed, garden beds, and plenty of space to enjoy the Sonoma County sunshine. Life at The Cottages is about more than just the home. Residents enjoy resort-style amenities including a sparkling pool, bocce ball courts, cl

Key facts

• Fitness center
• Clubhouse
• Swimming pool

Tags

• CORNER LOT
• STORAGE SHED
• CLUBHOUSE
• SWIMMING POOL
• BOCCE BALL COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Located in the Cottages of Petaluma community
• Financial info: Land lease amount applies
• HOA & community: No association; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available; Other parking features
• Security: Carbon monoxide detector; Smoke detector; Double-strapped water heater
• Utilities: Cable available; Natural gas connected; Public sewer
• Home design: Manufactured in park (double wide); Located in a senior community; Land-lease lot
• Construction: Composition roof; Silvercrest make by DelawareWestern Homes Corp.; Skirting: other; Updated/remodeled
• Exterior features: Porch with steps; Porch awning; Carport awning; Storage area; Shed(s); Workshop; Corner lot with landscaped front yard; Manual front yard sprinkler

Interior

• Kitchen: Breakfast area; Laminate countertops; Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s); Sunken tub; Tile finishes
• Heating & cooling: Central heating (gas); Ceiling fans
• Interior features: Cathedral ceiling; Carbon monoxide detector; Smoke detector; Double-strapped water heater; Updated/remodeled condition
• Laundry & utility: Washer and dryer included; Laundry located inside; Electric and gas hook-ups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

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 ($3k rent vs $259k).
• Cap rate 11.3% vs local median 2.3% in Petaluma — 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 82/100 on livability (#33 in CA, #1,161 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Petaluma Joint Union High (suburban): math 44% / reading 60% proficiency, ranked #112 of 517 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 61 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• This rent runs 35% of the median local income ($114k/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 + 0.6% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $259,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.28% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $231,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Candlewood Dr	0.19mi	3/2.0	1,325 (-1%)	11mo	$150,000	$113	79
75 Candlewood Dr	0.10mi	3/2.0	1,152 (-14%)	2mo	$180,000	$156	70
48 Oakwood Dr	0.04mi	2/2.0 (-1)	1,220 (-9%)	12mo	$170,000	$139	68
71 Candlewood Dr	0.09mi	2/2.0 (-1)	1,188 (-12%)	8mo	$212,000	$178	65
1548 Royal Oaks Dr	0.38mi	2/2.0 (-1)	1,295 (-4%)	8mo	$245,000	$189	65
576 Birchwood Dr	0.13mi	2/2.0 (-1)	1,188 (-12%)	9mo	$215,000	$181	62
109 Oakwood Dr	0.13mi	2/2.0 (-1)	1,200 (-11%)	11mo	$50,000	$42	62
594 Sonoma Dr	0.74mi	3/2.0	1,368 (+2%)	8mo	$235,000	$172	56
57 W Napa Dr	0.70mi	2/2.0 (-1)	1,445 (+8%)	2mo	$315,000	$218	49
1007 N Napa Ct	0.73mi	2/2.0 (-1)	1,440 (+7%)	11mo	$195,000	$135	40
93 W Napa Dr	0.72mi	2/2.0 (-1)	1,536 (+14%)	2mo	$181,100	$118	36
5 N Napa Dr	0.75mi	2/2.0 (-1)	1,539 (+14%)	6mo	$317,000	$206	31

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $18,634
• Equity at exit: $38,618

10-year hold

• IRR: 14.1%
• Equity multiple: 2.01×
• Total profit: $73,514
• Equity at exit: $22,394

Cash invested: $72,520 (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 94954

• Rents YoY: 0.6%
• Active inventory: 61
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,323 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $1,076

Break-even live

Break-even rent $1,961

Max offer price $259,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,222	-5% $1,149	+0% $1,076	+5% $1,002	+10% $929
Rent	-10% $813	-5% $944	+0% $1,076	+5% $1,207	+10% $1,338
Rate	-1.0pp $1,206	-0.5pp $1,141	base $1,076	+0.5pp $1,008	+1.0pp $940

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 N McDowell Blvd Petaluma, CA	1.0–2.0	1.0–2.0	1028	$3,432	$3.34	0d	4	0.29mi
1453 Capri Ave Petaluma, CA	3.0	2.0	1368	$3,200	$2.34	14d	1	0.32mi
1900 Sestri Ln Petaluma, CA	1.0–2.0	1.0–2.0	716	$2,998	$4.19	0d	6	0.79mi
132 Maria Dr Petaluma, CA	3.0	2.0	1056	$2,895	$2.74	14d	1	0.89mi
1412 Mauro Pietro Dr #201 Petaluma, CA	3.0	2.0	1165	$2,950	$2.53	14d	1	1.03mi
1412 Mauro Pietro Dr #206 Petaluma, CA	2.0	2.0	943	$2,995	$3.18	14d	1	1.03mi
55 Maria Dr Petaluma, CA	1.0–2.0	1.0–2.0	957	$3,548	$3.71	14d	6	1.19mi
200 Greenbriar Cir Petaluma, CA	1.0–2.0	1.0–2.0	794	$3,266	$4.11	14d	19	1.28mi
1729 Kearny St Petaluma, CA	4.0	2.0	1560	$3,800	$2.44	14d	1	1.31mi
350 N Water St Petaluma, CA	2.0	1.0–2.5	860	$3,921	$4.56	0d	15	1.39mi

Listing history 11 events

1. 2026-06-18
   days on market $259,000 Active 13 DOM
2. 2026-06-17
   days on market $259,000 Active 12 DOM
3. 2026-06-16
   days on market $259,000 Active 11 DOM
4. 2026-06-15
   days on market $259,000 Active 10 DOM
5. 2026-06-14
   days on market $259,000 Active 8 DOM
6. 2026-06-13
   days on market $259,000 Active 7 DOM
7. 2026-06-10
   days on market $259,000 Active 5 DOM
8. 2026-06-09
   days on market $259,000 Active 4 DOM
9. 2026-06-08
   days on market $259,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $259,000 Active 2 DOM

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$969/yr (+$81/mo · 96.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,874
• − Mortgage interest: −$14,508
• − Property taxes: −$1,000
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,190
• − Management: −$3,190
• − Depreciation: −$7,535
• Taxable income: $9,157
• Est. tax owed @ 24.0%: −$2,198
• After-tax cash flow: $10,710/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: Petaluma Joint Union High
• NCES district ID: 0630250
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $78,473
• Composite: 47.11/100
• National rank: #2329
• State rank: #112 of 517 in CA

Livability — Petaluma

• Score: 82/100
• State rank: #33
• US rank: #1161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petaluma, CA
• County: Sonoma County · 449,805 people
• City population: 71,359
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 37,574
• Household income: $113,527
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 1421.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 23% Two or more races 16% Asian 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 16% Other Indo-European 2% Tagalog/Filipino 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: ▼ -813.92%
• Current HPI: 245.4729
• Rent YoY: ▲ 0.61%
• 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

• 2026-06-05 Listed $259,000 BAREIS

Property tax history

-1.2%/yr

Latest (2025): $1,000 · +2.4% YoY. Source: county tax records.