6004 Monticello Rd #41 · Moskowite Corner, CA 94558

$69,500

2 bd · 2.0 ba · 1,448 sqft · Manufactured · 142 Days on market

Built 1991 $48/sqft · 16% below area Est $83k · 16% under ↓ 20% since listing

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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 +15.0/30.0
• ARV discount +14.8/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own in Napa County for less than the cost of renting! This spacious 1,448 sq. ft. home offers one of the most affordable paths to homeownership in the Napa Valley areajust minutes from Lake Berryessa and surrounded by peaceful, scenic countryside. Featuring 2 bedrooms plus a versatile den and 2 full baths, the flexible layout is ideal for a home office, guests, or hobby space. The generous living areas, cozy wood-burning stove, and central heat and air provide year-round comfort, while the inviting front porch and private yard spaces create the perfect setting to relax and enjoy the outdoors. Recent improvements, including a newer roof and water filtration system, offer added value and peace of mind. Move in as-is or update to your personal style over timethis home offers both livability and upside. Located in Capell Valley Mobile Home Estates, an all-ages community, this is a rare opportunity to secure space, flexibility, and lifestyle at an approachable price point. If you've been searching for an entry-level home, weekend retreat, or investment alternative to rising rentsthis is one you don't want to miss.

Key facts

• Sought after area
• Newer roof
• Single level living

Tags

• SINGLE LEVEL LIVING
• WELCOMING FRONT PORCH
• NEWER ROOF
• WATER FILTRATION SYSTEM
• SOUGHT AFTER AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.3% vs local median 3.5% in Moskowite Corner — 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 37/100 on livability (#1,427 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety D, amenities F, commute F.
• Napa Valley Unified (urban): math 35% / reading 48% proficiency, ranked #599 of 1,400 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vichy Elementary (297 students, 39% FRL); Silverado Middle (868 students, 77% FRL); Vintage High (1,753 students, 53% FRL) — zoned schools average 57% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 544 active listings in the ZIP; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 32% of the median local income ($113k/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 $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Napa County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.39% ✓
• Cap rate: 40.32%
• Cash-on-cash: 121.51%
• DSCR: 6.41
• GRM: 1.9

CMA / ARV

• ARV (median comp): $82,873
• List price: $69,500
• Delta: -16.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6004 Monticello Rd #46	0.35mi	3/2.0 (+1)	1,400 (-3%)	8mo	$95,000	$68	66
6004 Monticello Rd #43	0.35mi	2/2.0	1,248 (-14%)	10mo	$73,000	$58	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.41×
• Total profit: $105,315
• Equity at exit: $10,363

10-year hold

• IRR: —
• Equity multiple: 12.24×
• Total profit: $218,820
• Equity at exit: $6,009

Cash invested: $19,460 (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 94558

• Rents YoY: -0.5%
• Active inventory: 544
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $3,053 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,971

Break-even live

Break-even rent $559

Max offer price $69,500

Occupancy floor 30%

Sensitivity live

Price	-10% $2,010	-5% $1,990	+0% $1,971	+5% $1,951	+10% $1,931
Rent	-10% $1,729	-5% $1,850	+0% $1,971	+5% $2,091	+10% $2,212
Rate	-1.0pp $2,006	-0.5pp $1,988	base $1,971	+0.5pp $1,952	+1.0pp $1,934

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 142 DOM
2. 2026-06-18
   days on market $69,500 Active 139 DOM
3. 2026-06-17
   days on market $69,500 Active 138 DOM
4. 2026-06-16
   pricedays on market $69,500 Active 137 DOM
5. 2026-06-15
   days on market $79,500 Active 136 DOM
6. 2026-06-14
   days on market $79,500 Active 134 DOM
7. 2026-06-13
   days on market $79,500 Active 133 DOM
8. 2026-06-10
   days on market $79,500 Active 131 DOM
9. 2026-06-09
   days on market $79,500 Active 130 DOM
10. 2026-06-08
    days on market $79,500 Active 129 DOM
11. 2026-06-07
    days on market $79,500 Active 128 DOM
12. 2026-06-05
    days on market $79,500 Active 125 DOM
13. 2026-06-03
    days on market $79,500 Active 124 DOM
14. 2026-06-02
    days on market $79,500 Active 123 DOM
15. 2026-06-01
    days on market $79,500 Active 122 DOM
16. 2026-05-31
    days on market $79,500 Active 121 DOM
17. 2026-05-30
    days on market $79,500 Active 120 DOM
18. 2026-04-30
    price $79,500 1130-char remark

    Show marketing remark (1130 chars)

    Own in Napa County for less than the cost of renting! This spacious 1,448 sq. ft. home offers one of the most affordable paths to homeownership in the Napa Valley areajust minutes from Lake Berryessa and surrounded by peaceful, scenic countryside. Featuring 2 bedrooms plus a versatile den and 2 full baths, the flexible layout is ideal for a home office, guests, or hobby space. The generous living areas, cozy wood-burning stove, and central heat and air provide year-round comfort, while the inviting front porch and private yard spaces create the perfect setting to relax and enjoy the outdoors. Recent improvements, including a newer roof and water filtration system, offer added value and peace of mind. Move in as-is or update to your personal style over timethis home offers both livability and upside. Located in Capell Valley Mobile Home Estates, an all-ages community, this is a rare opportunity to secure space, flexibility, and lifestyle at an approachable price point. If you've been searching for an entry-level home, weekend retreat, or investment alternative to rising rentsthis is one you don't want to miss.

19. 2026-03-03
    price $94,950 1130-char remark

    Show marketing remark (1130 chars)

    Own in Napa County for less than the cost of renting! This spacious 1,448 sq. ft. home offers one of the most affordable paths to homeownership in the Napa Valley areajust minutes from Lake Berryessa and surrounded by peaceful, scenic countryside. Featuring 2 bedrooms plus a versatile den and 2 full baths, the flexible layout is ideal for a home office, guests, or hobby space. The generous living areas, cozy wood-burning stove, and central heat and air provide year-round comfort, while the inviting front porch and private yard spaces create the perfect setting to relax and enjoy the outdoors. Recent improvements, including a newer roof and water filtration system, offer added value and peace of mind. Move in as-is or update to your personal style over timethis home offers both livability and upside. Located in Capell Valley Mobile Home Estates, an all-ages community, this is a rare opportunity to secure space, flexibility, and lifestyle at an approachable price point. If you've been searching for an entry-level home, weekend retreat, or investment alternative to rising rentsthis is one you don't want to miss.

20. 2026-01-30
    listed $99,950 Active 1130-char remark

    Show marketing remark (1130 chars)

    Own in Napa County for less than the cost of renting! This spacious 1,448 sq. ft. home offers one of the most affordable paths to homeownership in the Napa Valley areajust minutes from Lake Berryessa and surrounded by peaceful, scenic countryside. Featuring 2 bedrooms plus a versatile den and 2 full baths, the flexible layout is ideal for a home office, guests, or hobby space. The generous living areas, cozy wood-burning stove, and central heat and air provide year-round comfort, while the inviting front porch and private yard spaces create the perfect setting to relax and enjoy the outdoors. Recent improvements, including a newer roof and water filtration system, offer added value and peace of mind. Move in as-is or update to your personal style over timethis home offers both livability and upside. Located in Capell Valley Mobile Home Estates, an all-ages community, this is a rare opportunity to secure space, flexibility, and lifestyle at an approachable price point. If you've been searching for an entry-level home, weekend retreat, or investment alternative to rising rentsthis is one you don't want to miss.

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,640
• − Mortgage interest: −$3,893
• − Property taxes: −$578
• − Insurance: −$348
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − Depreciation: −$2,022
• Taxable income: $23,937
• Est. tax owed @ 24.0%: −$5,745
• After-tax cash flow: $17,901/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: Napa Valley Unified
• NCES district ID: 0626640
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $72,007
• Composite: 40.18/100
• National rank: #7827
• State rank: #599 of 1400 in CA

Livability — Moskowite Corner

• Score: 37/100
• State rank: #1427
• US rank: #27607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moskowite Corner, CA
• County: Napa County · 120,669 people
• Metro: Napa, CA
• Population (ZIP): 63,657
• Household income: $113,269
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 2095.0

Population outlook (Napa County) Hauer SSP2

• Today (2025): 153,987 people
• By 2030: 159,490 · +3.6%
• By 2040: 168,796 · +9.6%
• By 2050: 176,213 · +14.4%
• By 2075: 190,113 · +23.5%
• By 2100: 190,528 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Napa

• 2024 margin: Solid D (+34.9) · D 65.9% · R 31.1% · Other 3.0%
• 2008→2024 swing: +2.4pp toward D · 2008: 32.5pp · 2024: 34.9pp
• All cycles: 2024: D+34.9 2020: D+40.4 2016: D+35.2 2012: D+25.7 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -842.94%
• Current HPI: 296.0661
• Rent YoY: ▼ -0.50%
• Metro: Napa, 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

-20.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $79,500 BAREIS
• 2026-03-03 Price Changed $94,950 BAREIS
• 2026-01-30 Listed $99,950 BAREIS

Property tax history

+0.8%/yr

Latest (2025): $578 · +9.0% YoY. Source: county tax records.