1017 Headlands Dr · Moskowite Corner, CA 94558

$459,000

3 bd · 2.0 ba · 1,827 sqft · Land public records · 215 Days on market

Built 1983 9,522 sqft lot $251/sqft · 100% below area

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Why this score? — see what drove the D- 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• 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

Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

Key facts

• Filtered lake views
• Covered carport
• New redwood deck

Tags

• FILTERED LAKE VIEWS
• FLAT GATED CORNER LOT
• COVERED CARPORT
• VAULTED CEILINGS
• NEW REDWOOD DECK
• LARGE BONUS WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $459k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $439k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (23.3% below list).
• Recommended offer: $352k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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, schools F, amenities 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.
• Market conditions: Rents soft (-0.5%/yr); 540 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 37% 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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $46k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $352,132 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (median comp): $359,682,816
• List price: $459,000
• Delta: -99.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-92,085
• Equity at exit: $68,438

10-year hold

• IRR: -22.8%
• Equity multiple: -0.01×
• Total profit: $-129,902
• Equity at exit: $39,686

Cash invested: $128,520 (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 94558

• Rents YoY: -0.5%
• Active inventory: 540
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,521 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $-114

Break-even live

Break-even rent $3,666

Max offer price $438,834

Occupancy floor 98%

Sensitivity live

Price	-10% $146	-5% $16	+0% $-114	+5% $-244	+10% $-374
Rent	-10% $-392	-5% $-253	+0% $-114	+5% $25	+10% $164
Rate	-1.0pp $117	-0.5pp $3	base $-114	+0.5pp $-233	+1.0pp $-354

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1166 Rimrock Dr Napa, CA	3.0	2.0	1248	$3,000	$2.40	13d	1	0.78mi

Listing history 20 events

1. 2026-06-03
   status $459,000 Pending 215 DOM
2. 2026-06-02
   days on market $459,000 Contingent (Show) 215 DOM
3. 2026-06-01
   days on market $459,000 Contingent (Show) 214 DOM
4. 2026-05-31
   days on market $459,000 Contingent (Show) 213 DOM
5. 2026-05-30
   days on market $459,000 Contingent (Show) 212 DOM
6. 2026-05-13
   price $459,000 1036-char remark

   Show marketing remark (1036 chars)

   Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

7. 2026-05-01
   status Active 1036-char remark

   Show marketing remark (1036 chars)

   Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

8. 2026-04-14
   price $469,000 1036-char remark

   Show marketing remark (1036 chars)

   Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

9. 2026-03-20
   price $479,000 1036-char remark

   Show marketing remark (1036 chars)

   Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

10. 2026-02-18
    price $494,000 1036-char remark

    Show marketing remark (1036 chars)

    Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

11. 2026-01-26
    price $499,000 1036-char remark

    Show marketing remark (1036 chars)

    Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

12. 2025-10-29
    listed $505,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    Your A-Frame Retreat Awaits! Welcome to this charming A-frame style home in the Berryessa Highlands! Where filtered lake views and relaxed Napa Valley living come together! Set on a flat gated corner lot with a covered carport, covered patio with hot tub hookups, and plenty of yard space (complete with a whimsical wishing well!), this 3-bedroom, 2-bath home blends comfort, charm, and potential. Inside, vaulted ceilings and natural light create an open, airy feel, complemented by a cozy wood stove for those cool evenings. Newer HVAC, Fresh paint and Stylish LVP flooring. Enjoy the new redwood deck off of the primary bedroom with beautiful lake views, perfect for morning coffee or sunset gatherings. Additionally, you'll find a large bonus workshop area with a bar that could easily double as your own private speakeasy or creative space! With RV/boat parking, and recent system updates, just minutes to the lake's best recreation, this home offers the perfect balance of character, functionality, and relaxed lake living.

13. 2025-10-15
    price $479,000
14. 2025-09-12
    price $499,000
15. 2025-07-16
    price $519,000
16. 2025-06-04
    price $549,000
17. 2025-04-27
    listed $579,000 Active
18. 2005-05-25
    soldstatus $465,500
19. 2000-06-22
    soldstatus $212,000
20. 1991-07-24
    soldstatus $153,000

ⓘ 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: $3,572 · $298/mo
• Projected year-2 tax: $3,572 · $298/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,256
• − Mortgage interest: −$25,711
• − Property taxes: −$3,572
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,380
• − Management: −$3,380
• − Depreciation: −$13,353
• Taxable loss: −$9,436
• Est. tax savings @ 24.0%: +$2,265
• After-tax cash flow: $895/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

• 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

+200.0% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $459,000 BAREIS
• 2026-05-01 Relisted — BAREIS
• 2026-04-14 Price Changed $469,000 BAREIS
• 2026-03-20 Price Changed $479,000 BAREIS
• 2026-02-18 Price Changed $494,000 BAREIS
• 2026-01-26 Price Changed $499,000 BAREIS
• 2025-10-29 Listed $505,000 BAREIS
• 2025-10-15 Price Changed $479,000 BAREIS
• 2025-09-12 Price Changed $499,000 BAREIS
• 2025-07-16 Price Changed $519,000 BAREIS
• 2025-06-04 Price Changed $549,000 BAREIS
• 2025-04-27 Listed $579,000 BAREIS
• 2005-05-25 Sold (Public Records) $465,500 Public Records
• 2000-06-22 Sold (Public Records) $212,000 Public Records
• 1991-07-24 Sold (Public Records) $153,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $3,572 · +2.4% YoY. Source: county tax records.