810 Champagne St E · Calistoga, CA 94515

$275,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 315 Days on market

Built 1975 Good condition $179/sqft · 38% above area Est $199k · 38% over $753/mo HOA · 19% of rent ↓ 29% 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 +22.2/30.0
• 1% rule +9.3/10.0
• DSCR +7.1/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

Key facts

• Vineyard views
• Community amenities
• Central heat and air

Tags

• VINEYARD VIEWS
• PRIVATE COVERED DECK
• COMMUNITY AMENITIES
• CENTRAL HEAT AND AIR
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Calistoga — 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 63/100 on livability (#448 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-; Watch: schools D+, amenities F, commute F.
• Calistoga Joint Unified (town): math 33% / reading 51% proficiency, ranked #624 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 315 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $110k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 5.8

CMA / ARV

• ARV (median comp): $199,000
• List price: $275,000
• Delta: 38.19%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 E Champagne	0.07mi	3/2.0 (+1)	1,536 (0%)	9mo	$325,000	$212	84
516 Sherry St N #244	0.12mi	2/2.0	1,536 (0%)	13mo	$262,500	$171	84
37 Magnolia Dr	0.34mi	2/2.0	1,536 (0%)	4mo	$200,000	$130	80
320 Chablis N	0.19mi	2/2.0	1,440 (-6%)	3mo	$165,000	$115	79
703 Claret S	0.11mi	2/2.0	1,440 (-6%)	9mo	$149,000	$103	77
611 Port South	0.08mi	3/2.0 (+1)	1,602 (+4%)	12mo	$310,000	$194	74
921 Champagne St S	0.15mi	2/2.0	1,488 (-3%)	18mo	$168,000	$113	72
218 Champagne Cir W	0.20mi	2/2.0	1,440 (-6%)	12mo	$130,000	$90	71
33 Magnolia Dr	0.34mi	2/2.0	1,440 (-6%)	8mo	$206,000	$143	67
123 Heather Ln	0.29mi	3/2.0 (+1)	1,573 (+2%)	14mo	$329,000	$209	66
4 Camellia Dr	0.43mi	2/2.0	1,440 (-6%)	14mo	$115,000	$80	58
44 Magnolia Dr	0.36mi	3/2.0 (+1)	1,620 (+6%)	15mo	$321,000	$198	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-15,608
• Equity at exit: $41,003

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $25,140
• Equity at exit: $23,777

Cash invested: $77,000 (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 94515

• Active inventory: 106
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,924 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$753
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $446

Break-even live

Break-even rent $3,359

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Grant St Calistoga, CA	3.0	2.0	1625	$3,795	$2.34	43d	1	0.74mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	13d	1	0.99mi

HOA detail

• Monthly dues: $753 · $9,036/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $275,000 Active 315 DOM
2. 2026-06-17
   days on market $275,000 Active 314 DOM
3. 2026-06-16
   days on market $275,000 Active 313 DOM
4. 2026-06-15
   days on market $275,000 Active 312 DOM
5. 2026-06-14
   days on market $275,000 Active 310 DOM
6. 2026-06-13
   days on market $275,000 Active 309 DOM
7. 2026-06-10
   days on market $275,000 Active 307 DOM
8. 2026-06-09
   days on market $275,000 Active 306 DOM
9. 2026-06-08
   days on market $275,000 Active 305 DOM
10. 2026-06-07
    days on market $275,000 Active 304 DOM
11. 2026-06-05
    days on market $275,000 Active 301 DOM
12. 2026-06-03
    days on market $275,000 Active 300 DOM
13. 2026-06-02
    days on market $275,000 Active 299 DOM
14. 2026-06-01
    days on market $275,000 Active 298 DOM
15. 2026-05-31
    days on market $275,000 Active 297 DOM
16. 2026-05-30
    days on market $275,000 Active 296 DOM
17. 2026-03-05
    status Active 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

18. 2026-03-02
    historical Contingent (No Show) 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

19. 2026-01-06
    status Active 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

20. 2025-12-15
    price $275,000 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

21. 2025-11-04
    price $349,985 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

22. 2025-08-01
    listed $385,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    Welcome to Chateau Calistoga - a tranquil 55+ community located in the heart of Napa Valley. This well-maintained 2-bedroom, 2-bath manufactured home offers stunning vineyard views and the relaxed wine country lifestyle you've been dreaming of. Inside, you'll find a bright and inviting floor plan with large windows that showcase the surrounding vineyards and fill the home with natural light. The spacious living and dining areas flow effortlessly, creating an ideal setting for everyday living or entertaining guests. The kitchen features generous counter space and storage, perfect for preparing meals while enjoying the serene setting. The primary suite includes a walk-in closet and en-suite bath. A second bedroom and full guest bath provide comfortable accommodations for visitors or extra space for a home office or creative studio. Step outside to a private covered deck where you can unwind with a glass of wine and take in the peaceful vineyard views. Additional features include central heat and air, indoor laundry, a covered carport, and access to community amenities such as a clubhouse, pool, spa, and walking paths. Located just minutes from downtown Calistoga's restaurants, shops, and world-renowned wineries.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,087
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,767
• − Management: −$3,767
• − HOA: −$9,036
• − Depreciation: −$8,000
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $4,970/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath manufactured home in Chateau Calistoga offers stunning vineyard views and a relaxed wine country lifestyle. The home is in good condition with modern appliances and clean interiors, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality ↑

ⓘ 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: Calistoga Joint Unified
• NCES district ID: 0607020
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $60,716
• Composite: 39.48/100
• National rank: #8101
• State rank: #624 of 1400 in CA

Livability — Calistoga

• Score: 63/100
• State rank: #448
• US rank: #15176

Category grades

Amenities F 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

• Census place: Calistoga, CA
• Population (ZIP): 6,921

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 18% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 25% · Canada
• Languages at home: 64% English-only · Spanish 34% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -476.46%
• Current HPI: 244.6548
• Rent YoY: —
• Metro: —
• 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

-28.6% since first listed

6 events — show timeline

• 2026-03-05 Relisted — BAREIS
• 2026-03-02 Contingent — BAREIS
• 2026-01-06 Relisted — BAREIS
• 2025-12-15 Price Changed $275,000 BAREIS
• 2025-11-04 Price Changed $349,985 BAREIS
• 2025-08-01 Listed $385,000 BAREIS