82 Circulo Rosalia Ct · Rohnert Park, CA 94928

$189,000

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 30 Days on market

Built 1974 Est $221k · 14% 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 +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the desirable Rancho Grande Manufactured Home Community in the heart of Rohnert Park. 82 Circulo Rosalia Ct is a well-maintained 1974, 2-bedroom, 2-bath manufactured home which offers approximately 1,416 square feet of comfortable living space in a beautifully maintained, age restricted, gated community. Inside you'll find laminate flooring throughout the main living areas, an upgraded kitchen with large sky light, a gas range, lower cabinets with lots of drawers, a modern exhaust hood, floor-to-ceiling pantry cabinets, and the refrigerator stays. The spacious eat-in kitchen flows into a formal dining area, ideal for everyday living or entertaining guests. The spacious living roo

Key facts

• Gated community
• Large sky light
• Upgraded kitchen

Tags

• GATED COMMUNITY
• UPGRADED KITCHEN
• LARGE SKY LIGHT
• GAS RANGE
• COVERED PATIO
• ADJACENT TO A CREEK

Property features AI

Finance

• Other: Park name: Rancho Grande
• Financial info: Monthly land lease amount applies
• HOA & community: No association; Located in a senior community; Land lease applies

Exterior

• Parking: Covered off-street parking; Guest parking available; No garage
• Utilities: Individual electric meter; Natural gas connected; Internet available; Public sewer
• Home design: Manufactured home (double wide) in park; North-facing; Updated/remodeled
• Construction: Metal roof (see remarks); Skirted with brick and other materials; Make/Manufacturer: Viking
• Exterior features: Covered patio; Patio awning; Porch steps; Carport awning; Shed(s); Garden; Front landscaping; Additional landscaping; Located on a cul-de-sac

Interior

• Kitchen: Built-in gas range; Self-cleaning oven; Dishwasher; Disposal; Freestanding refrigerator; Laminate counters; Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Grab bars in baths; Carbon monoxide detector; Smoke detector; Double-strapped water heater; Formal dining area and additional dining space in kitchen; Skylight(s); Pantry cabinets; Island in kitchen; Storage area
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.8% in Rohnert Park — 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 (#116 in CA, #4,166 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• Cotati-Rohnert Park Unified (suburban): math 24% / reading 61% proficiency, ranked #205 of 517 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 100 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($99k/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 $6k 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 + 2.7% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $220,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 Circulo San Lucas	0.15mi	2/2.0	1,440 (+2%)	9mo	$181,000	$126	83
152 Parque Recrero Dr	0.11mi	2/2.0	1,440 (+2%)	13mo	$210,000	$146	81
20 Circulo Lujo Cir	0.27mi	2/2.0	1,440 (+2%)	8mo	$212,500	$148	78
226 Parque Margarita Ct	0.19mi	2/2.0	1,344 (-5%)	12mo	$213,000	$158	73
381 Circulo La Cruz Rd	0.15mi	2/2.0	1,344 (-5%)	15mo	$287,000	$214	72
58 Circulo Puerto Ct	0.08mi	2/2.0	1,244 (-12%)	5mo	$150,000	$121	72
146 Circulo Todos Cir	0.27mi	2/2.0	1,296 (-8%)	7mo	$160,000	$123	68
25 Circulo Vida	0.20mi	2/2.0	1,536 (+8%)	11mo	$210,000	$137	68
297 Circle Puebla	0.09mi	2/2.0	1,248 (-12%)	11mo	$205,000	$164	67
232 Walnut Cir	0.67mi	2/2.0	1,440 (+2%)	13mo	$250,000	$174	55
57 Mulberry Ct	0.74mi	2/2.0	1,375 (-3%)	8mo	$215,000	$156	54
25 Walnut Cir	0.68mi	3/2.0 (+1)	1,549 (+9%)	12mo	$310,000	$200	38

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $19,133
• Equity at exit: $28,181

10-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $78,582
• Equity at exit: $16,341

Cash invested: $52,920 (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 94928

• Rents YoY: 2.7%
• Active inventory: 100
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,742 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $793

Break-even live

Break-even rent $1,737

Max offer price $189,000

Occupancy floor 66%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1358 Parkway Dr Rohnert Park, CA	2.0	2.0	1104	$2,600	$2.36	13d	1	0.18mi
1350 Oak View Cir Rohnert Park, CA	2.0	1.0–2.0	750	$3,310	$4.41	13d	8	0.33mi
4949 Snyder Ln Rohnert Park, CA	1.0–2.0	1.0–2.0	779	$2,621	$3.36	13d	11	0.39mi
5425 Snyder Ln Rohnert Park, CA	2.0	2.0	960	$2,400	$2.50	13d	1	0.60mi
5401 Kaitlyn Pl Rohnert Park, CA	3.0	2.5	1838	$5,000	$2.72	13d	1	0.62mi
687 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,550	$2.19	44d	1	0.71mi
658 Racquet Club Cir Rohnert Park, CA	2.0	1.5	1162	$2,995	$2.58	13d	1	0.77mi
1440 Southwest Blvd Rohnert Park, CA	2.0	1.5–2.0	890	$2,249	$2.53	13d	3	0.78mi
1440 Southwest Blvd Unit 18 Rohnert Park, CA	2.0	2.0	950	$2,299	$2.42	13d	1	0.78mi
1440 Southwest Blvd Apt 27 Rohnert Park, CA	2.0	2.0	950	$2,099	$2.21	43d	1	0.78mi
7101 Avenida Cala Unit 02 Rohnert Park, CA	3.0	2.0	1250	$2,850	$2.28	23d	1	0.82mi
423 Enterprise Dr #423 Rohnert Park, CA	3.0	1.5	1246	$3,150	$2.53	23d	1	1.10mi
465 Enterprise Dr Rohnert Park, CA	3.0	2.0	1260	$2,750	$2.18	23d	1	1.11mi
7 Meridian Cir Rohnert Park, CA	3.0	2.5	1289	$3,275	$2.54	43d	1	1.15mi
338 City Center Dr Rohnert Park, CA	2.0	2.5	1229	$3,000	$2.44	21d	1	1.17mi
7272 Camino Colegio Rohnert Park, CA	1.0–2.0	1.0–2.0	839	$2,500	$2.98	13d	1	1.17mi
445 Southwest Blvd Unit 10 Rohnert Park, CA	3.0	2.0	1250	$2,699	$2.16	43d	1	1.34mi
8244 Windmill Farms Dr Unit 1 Cotati, CA	2.0	1.5	989	$2,400	$2.43	43d	1	1.35mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	23d	1	1.38mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	23d	1	1.38mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,350	$2.35	43d	1	1.38mi
7300 Boris Ct Apt 17 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	21d	1	1.38mi
7300 Boris Ct Unit 4 Rohnert Park, CA	2.0	1.0	1000	$2,250	$2.25	43d	1	1.38mi
1388 Miramonte Pl Rohnert Park, CA	3.0	2.0	1442	$3,800	$2.64	43d	1	1.39mi
100 Avram Ave Rohnert Park, CA	3.0	1.0–2.0	1267	$2,900	$2.29	2d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $189,000 Active 30 DOM
2. 2026-06-17
   days on market $189,000 Active 29 DOM
3. 2026-06-16
   days on market $189,000 Active 28 DOM
4. 2026-06-15
   days on market $189,000 Active 27 DOM
5. 2026-06-14
   days on market $189,000 Active 25 DOM
6. 2026-06-13
   days on market $189,000 Active 24 DOM
7. 2026-06-10
   days on market $189,000 Active 22 DOM
8. 2026-06-09
   days on market $189,000 Active 21 DOM
9. 2026-06-08
   days on market $189,000 Active 20 DOM
10. 2026-06-07
    days on market $189,000 Active 19 DOM
11. 2026-06-05
    days on market $189,000 Active 16 DOM
12. 2026-06-03
    days on market $189,000 Active 15 DOM
13. 2026-06-02
    days on market $189,000 Active 14 DOM
14. 2026-06-01
    days on market $189,000 Active 13 DOM
15. 2026-05-31
    days on market $189,000 Active 12 DOM
16. 2026-05-30
    days on market $189,000 Active 11 DOM
17. 2026-05-19
    listed $189,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 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: $32,901
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − Depreciation: −$5,498
• Taxable income: $6,974
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $7,847/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: Cotati-Rohnert Park Unified
• NCES district ID: 0609940
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $60,499
• Composite: 37.42/100
• National rank: #4420
• State rank: #205 of 517 in CA

Livability — Rohnert Park

• Score: 75/100
• State rank: #116
• US rank: #4166

Category grades

Amenities C+ 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: Rohnert Park, CA
• County: Sonoma County · 449,805 people
• City population: 46,829
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 46,829
• Household income: $99,280
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2507.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 33% Two or more races 19% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 20% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -628.14%
• Current HPI: 259.9121
• Rent YoY: ▲ 2.69%
• 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

• 2026-05-19 Listed $189,000 BAREIS

Property tax history

-4.1%/yr

Latest (2025): $118 · +0.6% YoY. Source: county tax records.