271 Russian Flag Way · Temelec, CA 95476

$242,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 56 Days on market

Built 1991 2.36 ac lot $180/sqft · 12% below area Est $275k · 12% under ↓ 19% since listing

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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 +29.2/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

New Price! Light and bright manufactured home in Seven Flags of Sonoma. Situated on a large corner lot in a cul de sac lot with a fenced front garden. The interior featues peaked ceilings with a spacious living room/dining room combination, along with a kitchen adjacent to the family room with a cozy gas fireplace. The large primary bedroom features a walk in closet and primary bathroom. The second bedroom is adjacent to the second bathroom with shower and bathtub. Separate utility room with washer and dryer which convey with sale. Covered carport parking and a storage shed are included. Seven Flags is a lovely 55+ community with amenties such as a large Community Center with a swimming poo

Key facts

• Cozy gas fireplace
• Fenced front garden
• Walk in closet

Tags

• CORNER CUL DE SAC LOT
• FENCED FRONT GARDEN
• COZY GAS FIREPLACE
• WALK IN CLOSET
• SEPARATE UTILITY ROOM
• COVERED CARPORT PARKING

Property features AI

Finance

• Other: Located in Seven Flags of Sonoma park
• Financial info: Monthly land lease: $751
• HOA & community: No association

Exterior

• Parking: Covered off-street parking for 2 vehicles; Total 2 parking spaces
• Utilities: Public sewer
• Home design: Manufactured in park, double wide; Located in a senior community
• Construction: Silvercrest manufactured home; Vinyl skirting
• Exterior features: Corner lot; Cul-de-sac location; Front yard

Interior

• Kitchen: Free standing electric range; Free standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Free standing electric range; Free standing refrigerator; Gas log fireplace in the family room; Washer and dryer included (inside room); Dining room; Family room; Kitchen; Living room; Utility room; See remarks
• Laundry & utility: Washer included; Dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $242k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Recommended offer: $235k (3.0% 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 36% 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 $7k 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 56 days — a 3% lower offer ($235k) 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 $234,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.32% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $275,000
• List price: $242,000
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Seven Flags Cir	0.06mi	2/2.0	1,344 (0%)	2mo	$285,000	$212	95
14 Fort Ross Way	0.20mi	2/2.0	1,344 (0%)	8mo	$288,000	$214	84
258 English Flag Way	0.08mi	3/2.0 (+1)	1,344 (0%)	10mo	$278,500	$207	83
282 Paseo Bolivar	0.20mi	2/2.0	1,456 (+8%)	4mo	$365,000	$251	73
106 Drake Mews # 106	0.25mi	2/2.0	1,440 (+7%)	6mo	$288,000	$200	72
46 International Blvd	0.33mi	2/2.0	1,440 (+7%)	1mo	$189,000	$131	72
200 Mexican Flag Way	0.18mi	2/2.0	1,213 (-10%)	5mo	$275,000	$227	71
33 Benicia Way	0.27mi	2/2.0	1,488 (+11%)	10mo	$200,000	$134	61
284 Paseo Bolivar	0.18mi	2/2.0	1,505 (+12%)	14mo	$368,000	$245	60
145 Bear Flag Rd	0.32mi	3/2.0 (+1)	1,536 (+14%)	2mo	$289,880	$189	54
123 Bear Flag Rd	0.31mi	2/2.0	1,536 (+14%)	9mo	$200,000	$130	54
162 Bear Flag Rd	0.38mi	2/2.0	1,536 (+14%)	7mo	$262,000	$171	52

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $7,601
• Equity at exit: $36,083

10-year hold

• IRR: 10.3%
• Equity multiple: 1.72×
• Total profit: $48,761
• Equity at exit: $20,924

Cash invested: $67,760 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,184 medium
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,630/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $843

Break-even live

Break-even rent $2,117

Max offer price $242,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,010	-5% $927	+0% $843	+5% $759	+10% $676
Rent	-10% $592	-5% $717	+0% $843	+5% $969	+10% $1,095
Rate	-1.0pp $965	-0.5pp $905	base $843	+0.5pp $780	+1.0pp $717

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $242,000 Active 56 DOM
2. 2026-06-18
   days on market $242,000 Active 53 DOM
3. 2026-06-17
   price $242,000 Active 52 DOM
4. 2026-06-17
   days on market $270,000 Active 52 DOM
5. 2026-06-16
   days on market $270,000 Active 51 DOM
6. 2026-06-15
   days on market $270,000 Active 50 DOM
7. 2026-06-14
   days on market $270,000 Active 48 DOM
8. 2026-06-13
   days on market $270,000 Active 47 DOM
9. 2026-06-10
   days on market $270,000 Active 45 DOM
10. 2026-06-09
    days on market $270,000 Active 44 DOM
11. 2026-06-08
    days on market $270,000 Active 43 DOM
12. 2026-06-07
    days on market $270,000 Active 42 DOM
13. 2026-06-05
    days on market $270,000 Active 39 DOM
14. 2026-06-03
    days on market $270,000 Active 38 DOM
15. 2026-06-02
    days on market $270,000 Active 37 DOM
16. 2026-06-01
    days on market $270,000 Active 36 DOM
17. 2026-05-31
    price $270,000 Active 35 DOM
18. 2026-05-31
    days on market $281,000 Active 35 DOM
19. 2026-05-30
    days on market $281,000 Active 34 DOM
20. 2026-05-11
    price $281,000 803-char remark
21. 2026-04-20
    listed $299,000 Active 803-char remark

ⓘ 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: $38,210
• − Mortgage interest: −$13,556
• − Property taxes: −$3,630
• − Insurance: −$1,210
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$7,040
• Taxable income: $6,660
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $8,518/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

-19.1% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $242,000 BAREIS
• 2026-05-31 Price Changed $270,000 BAREIS
• 2026-05-11 Price Changed $281,000 BAREIS
• 2026-04-20 Listed $299,000 BAREIS

Property tax history

-2.3%/yr

Latest (2025): $340 · -0.2% YoY. Source: county tax records.