1141 Adrienne Way · Santa Rosa, CA 95401

$275,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 28 Days on market

Built 2016 Est $386k · 29% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Wow!! 1620 square feet, newer build home (2016) in senior park, 3 bedroom, 2 bathroom, close to the clubhouse and pool. Central air conditioning, large back Yard and long parking bay. This home has cement siding, great front porch and a large shed ready for all your storage needs.

Key facts

• Cement siding
• Great front porch
• Newer build home

Tags

• NEWER BUILD HOME
• CLOSE TO CLUBHOUSE
• LARGE BACK YARD
• LONG PARKING BAY
• CEMENT SIDING
• GREAT FRONT PORCH

Property features AI

Finance

• Financial info: Land lease amount applicable
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking for 3 vehicles
• Utilities: Public sewer; No on-site power production
• Home design: Manufactured in-park double wide
• Construction: Brookstone (manufacture); Skyline (manufacturer); Skirt: Other
• Exterior features: Composition roof; Located in a manufactured home park; Land lease

Interior

• Kitchen: Kitchen island; Laminate counters; Pantry cabinet/closet; Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Cathedral ceiling
• Laundry & utility: Washer and dryer included; Laundry inside

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 $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 soft (-1.4%/yr); 78 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($94k/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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $385,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124 Adrienne Way	0.02mi	3/2.0	1,440 (-11%)	11mo	$275,000	$191	71
1166 Healey Ct	0.08mi	2/2.0 (-1)	1,456 (-10%)	6mo	$234,000	$161	69
1154 Adrienne Way	0.09mi	3/2.0	1,400 (-14%)	5mo	$275,000	$196	69
1133 Adrienne Way	0.04mi	3/2.0	1,404 (-13%)	10mo	$270,000	$192	68
32 Charro Ct	0.68mi	3/2.0	1,440 (-11%)	0mo	$370,000	$257	50
244 Arboleda Dr	0.62mi	2/2.0 (-1)	1,536 (-5%)	12mo	$307,000	$200	48
21 Castle Ct	0.73mi	3/2.0	1,512 (-7%)	15mo	$475,000	$314	43
222 Arboleda Dr	0.61mi	2/2.0 (-1)	1,440 (-11%)	9mo	$343,000	$238	40
54 Westgate Cir	0.71mi	3/2.0	1,440 (-11%)	11mo	$300,000	$208	39
23 Westgate Cir	0.73mi	2/2.0 (-1)	1,440 (-11%)	6mo	$345,000	$240	38
20 Charro Ct Unit N/A	0.67mi	3/2.0	1,440 (-11%)	16mo	$450,000	$313	37
12 Charro Ct	0.66mi	2/2.0 (-1)	1,440 (-11%)	20mo	$399,000	$277	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-22,237
• Equity at exit: $41,003

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-13,332
• 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 95401

• Rents YoY: -1.4%
• Active inventory: 78
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $489

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $679	-5% $584	+0% $489	+5% $394	+10% $299
Rent	-10% $250	-5% $370	+0% $489	+5% $608	+10% $728
Rate	-1.0pp $627	-0.5pp $559	base $489	+0.5pp $418	+1.0pp $345

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: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Dale Ct Santa Rosa, CA	3.0	2.0	1276	$2,495	$1.96	22d	1	0.08mi
1316 New York Dr Unit NA Santa Rosa, CA	3.0	3.0	2200	$4,000	$1.82	22d	1	0.39mi
1470 Tammy Way Santa Rosa, CA	3.0	2.5	1200	$3,000	$2.50	14d	1	0.68mi
901 Link Ln Santa Rosa, CA	3.0	1.0	1100	$2,645	$2.40	14d	1	0.70mi
1514 Lance Dr Santa Rosa, CA	3.0	2.5	1185	$3,150	$2.66	22d	1	0.79mi
1217 Jennings Ave Santa Rosa, CA	3.0	2.0	1172	$3,250	$2.77	14d	1	0.80mi
2135 Pebblewood Ct Santa Rosa, CA	3.0	2.0	1340	$3,400	$2.54	14d	1	0.88mi
2409 Pomo Ct Santa Rosa, CA	4.0	2.0	1603	$3,450	$2.15	22d	1	1.13mi
1629 Chapman Way Santa Rosa, CA	4.0	3.0	2117	$4,950	$2.34	14d	1	1.18mi
725 Wilson St Santa Rosa, CA	1.0–2.0	1.0–2.0	935	$3,245	$3.47	14d	6	1.29mi
1248 Sunset Ave Unit Home Santa Rosa, CA	2.0	1.0	1150	$2,700	$2.35	24d	1	1.35mi
960 Doubles Dr Santa Rosa, CA	2.0–3.0	1.0–2.5	1038	$3,399	$3.27	14d	3	1.43mi
1938 Terry Rd Unit Main Santa Rosa, CA	3.0	3.0	1604	$3,679	$2.29	14d	1	1.48mi
1333 W Steele Ln Santa Rosa, CA	1.0–3.0	1.0–2.0	850	$3,000	$3.53	14d	4	1.48mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $275,000 Pending 28 DOM
2. 2026-06-10
   days on market $275,000 Active 27 DOM
3. 2026-06-09
   days on market $275,000 Active 26 DOM
4. 2026-06-08
   days on market $275,000 Active 25 DOM
5. 2026-06-07
   days on market $275,000 Active 24 DOM
6. 2026-06-05
   days on market $275,000 Active 21 DOM
7. 2026-06-03
   days on market $275,000 Active 20 DOM
8. 2026-06-02
   days on market $275,000 Active 19 DOM
9. 2026-06-01
   days on market $275,000 Active 18 DOM
10. 2026-05-31
    days on market $275,000 Active 17 DOM
11. 2026-05-30
    days on market $275,000 Active 16 DOM
12. 2026-05-14
    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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,295
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$8,000
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $5,488/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: 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): 36,861
• Household income: $93,615
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1525.0

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 46% Hispanic / Latino 41% Two or more races 16% Asian 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 32% 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: ▼ -855.56%
• Current HPI: 253.1061
• Rent YoY: ▼ -1.37%
• 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

• 2026-05-14 Listed $275,000 BAREIS

Property tax history

-6.1%/yr

Latest (2025): $38 · -0.5% YoY. Source: county tax records.