1069 Shadybrook Ln Unit C · Napa, CA 94558

$529,000

4 bd · 3.5 ba · 3,936 sqft · SingleFamily · 91 Days on market

Built 1984 Excellent condition 1.84 ac lot $134/sqft · 79% below area

---

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 +8.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New co-ownership opportunity by Pacaso: Own one-eighth of Shadybrook, a professionally managed, turnkey home. This 1.84-acre hillside property in the Coombsville/Wild Horse AVA offers expansive views of Napa Valley extending toward San Francisco and Sonoma. The vaulted great room features skylights and a fireplace, creating a bright and functional living space suitable for everyday use or entertaining. The kitchen includes a large island and ample workspace for meal preparation. Sliding glass doors from the living and dining areas open to a spacious deck. The terraced backyard includes a pool, outdoor kitchen, dining and lounge areas, and a fire pit. The 4-bedroom, 4-bath home includes a primary suite with a large closet, dressing area, and direct deck access. A secondary suite is located on the opposite side of the home. The property is offered fully furnished and professionally designed.

Key facts

• Turnkey home
• Expansive views
• Vaulted great room

Tags

• TURNKEY HOME
• HILLSIDE PROPERTY
• EXPANSIVE VIEWS
• VAULTED GREAT ROOM
• SKYLIGHTS
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $529k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (23.6% below list).
• Recommended offer: $404k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.0% in Napa — 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 70/100 on livability (#227 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, amenities B+; Watch: commute F, cost of living 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); 538 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 43% 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 $4k of loan paydown is wiped out by about $16k 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 91 days — a 9% lower offer ($481k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $404,141 (23.6% 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 91 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $2,535,541
• List price: $529,000
• Delta: -79.14%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.0%
• Equity multiple: 0.14×
• Total profit: $-126,998
• Equity at exit: $78,876

10-year hold

• IRR: -36.6%
• Equity multiple: -0.31×
• Total profit: $-194,090
• Equity at exit: $45,738

Cash invested: $148,120 (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: 538
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,041 medium
• Mortgage (P&I): −$2,774
• Tax est. 1.5%: −$661 /mo · $7,935/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $-463

Break-even live

Break-even rent $4,628

Max offer price $461,991

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-280	+0% $-463	+5% $-646	+10% $-829
Rent	-10% $-782	-5% $-623	+0% $-463	+5% $-303	+10% $-144
Rate	-1.0pp $-197	-0.5pp $-329	base $-463	+0.5pp $-600	+1.0pp $-740

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $529,000 Active 91 DOM
2. 2026-06-17
   days on market $529,000 Active 90 DOM
3. 2026-06-16
   days on market $529,000 Active 89 DOM
4. 2026-06-15
   days on market $529,000 Active 88 DOM
5. 2026-06-14
   days on market $529,000 Active 86 DOM
6. 2026-06-13
   days on market $529,000 Active 85 DOM
7. 2026-06-10
   days on market $529,000 Active 83 DOM
8. 2026-06-09
   days on market $529,000 Active 82 DOM
9. 2026-06-08
   days on market $529,000 Active 81 DOM
10. 2026-06-07
    days on market $529,000 Active 80 DOM
11. 2026-06-05
    days on market $529,000 Active 77 DOM
12. 2026-06-03
    days on market $529,000 Active 76 DOM
13. 2026-06-02
    days on market $529,000 Active 75 DOM
14. 2026-06-01
    days on market $529,000 Active 74 DOM
15. 2026-05-31
    days on market $529,000 Active 73 DOM
16. 2026-05-30
    days on market $529,000 Active 72 DOM
17. 2026-03-19
    listed $529,000 Active 911-char remark

    Show marketing remark (911 chars)

    New co-ownership opportunity by Pacaso: Own one-eighth of Shadybrook, a professionally managed, turnkey home. This 1.84-acre hillside property in the Coombsville/Wild Horse AVA offers expansive views of Napa Valley extending toward San Francisco and Sonoma. The vaulted great room features skylights and a fireplace, creating a bright and functional living space suitable for everyday use or entertaining. The kitchen includes a large island and ample workspace for meal preparation. Sliding glass doors from the living and dining areas open to a spacious deck. The terraced backyard includes a pool, outdoor kitchen, dining and lounge areas, and a fire pit. The 4-bedroom, 4-bath home includes a primary suite with a large closet, dressing area, and direct deck access. A secondary suite is located on the opposite side of the home. The property is offered fully furnished and professionally designed.

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,497
• − Mortgage interest: −$29,632
• − Property taxes: −$7,935
• − Insurance: −$2,645
• − Repairs & maintenance: −$3,880
• − Management: −$3,880
• − Depreciation: −$15,389
• Taxable loss: −$14,864
• Est. tax savings @ 24.0%: +$3,567
• After-tax cash flow: $-1,990/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This co-ownership home in Napa Valley is in excellent condition with a modern kitchen, spacious bathrooms, and a well-maintained exterior. The property offers a luxurious outdoor living space with a pool and outdoor kitchen, making it ideal for both resale and rental.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will keep the property looking its best and attract potential buyers.
• Both Regular HVAC maintenance — Regular maintenance will ensure the HVAC system runs efficiently and reduces the risk of costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will keep the property looking its best and attract potential buyers. ↑
• Both Regular HVAC maintenance — Regular maintenance will ensure the HVAC system runs efficiently and reduces the risk of costly repairs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Napa

• Score: 70/100
• State rank: #227
• US rank: #7435

Category grades

Amenities B+ Commute F 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

• County: Napa County · 120,669 people
• City population: 91,371
• 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

1 event — show timeline

• 2026-03-19 Listed $529,000 BAREIS