3000 Broadway St #16 · American Canyon, CA 94503

$225,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 18 Days on market

Built 1995 Est $176k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1995 Home in the sought after Las Casitas Mobile Home Park. This unit offers a generous amount of living space, as well as good size bedrooms. its in move-in ready condition and is complete with a refrigerator, and a washer and dryer. New interior paint, dual pane windows, storage shed and ample parking. This is a great mobile home and it won't last!

Key facts

• Laundry area
• Kitchen
• Covered carport

Tags

• LIVING ROOM
• DINING AREA
• KITCHEN
• BREAKFAST AREA
• LAUNDRY AREA
• COVERED CARPORT

Property features AI

Finance

• Financial info: Monthly land lease: $750
• HOA & community: No association; Senior community

Exterior

• Parking: 2 parking spaces; Covered parking; Guest parking available
• Security: Carbon monoxide detector; Smoke detector
• Utilities: Individual electric meter; Natural gas connected; Public sewer; 220 volt outlet in laundry
• Home design: Manufactured home (double wide) located in a park; Original condition; Land lease community
• Construction: Composition roof; Wood skirt; Make: Oakmanor; Manufacturer: 90002 Skyline HM INC
• Exterior features: Covered patio; Porch steps; Carport awning; Patio awning; Porch awning; Outbuilding, shed(s) and storage

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Gas cooktop; Hood over range; Free-standing refrigerator; Breakfast area; Ceramic counter; Pantry cabinet; Dining/Living combo
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating (gas); No cooling
• Interior features: Cathedral ceiling; Carbon monoxide detector; Smoke detector; Accessibility features
• 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 $225k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.2% in American Canyon — 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 74/100 on livability (#133 in CA, #4,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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.
• Zoned schools: Canyon Oaks Elementary (708 students, 58% FRL); American Canyon Middle (1,007 students, 60% FRL); American Canyon High (1,722 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: 67 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $7k 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 + 3.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $225k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $175,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Broadway St #5	0.00mi	3/2.0 (+1)	1,227 (-2%)	17mo	$245,000	$200	78
244 American Canyon RD Spc 25 #25	0.20mi	2/2.0	1,325 (+6%)	3mo	$180,000	$136	77
3000 Broadway St #93	0.07mi	2/2.0	1,344 (+8%)	14mo	$160,000	$119	73
3000 3000 Broadway St Apt 92 St #92	0.00mi	2/2.0	1,080 (-14%)	7mo	$145,000	$134	71
244 American Canyon Rd #193	0.20mi	2/2.0	1,392 (+12%)	4mo	$137,000	$98	68
260 American Canyon Rd #93	0.32mi	3/2.0 (+1)	1,344 (+8%)	13mo	$160,000	$119	56
244 American Canyon Rd #133	0.13mi	2/2.0	1,060 (-15%)	17mo	$188,000	$177	55
2525 Flosden Rd #90	0.69mi	3/2.0 (+1)	1,306 (+5%)	1mo	$240,000	$184	54
33 Flosden Rd	0.58mi	2/2.0	1,344 (+8%)	9mo	$166,000	$124	53
2555 Flosden Rd #11	0.68mi	2/2.0	1,200 (-4%)	12mo	$332,500	$277	51
260 American Canyon Rd #58	0.42mi	2/2.0	1,416 (+14%)	11mo	$200,000	$141	49
2555 Flosden Rd #65	0.68mi	3/2.0 (+1)	1,400 (+12%)	2mo	$304,500	$218	41

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $21,768
• Equity at exit: $33,548

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $93,875
• Equity at exit: $19,454

Cash invested: $63,000 (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 94503

• Home prices YoY: -21.0%
• Active inventory: 67
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,989 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$94
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $915

Break-even live

Break-even rent $1,832

Max offer price $225,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,042	-5% $978	+0% $915	+5% $851	+10% $787
Rent	-10% $678	-5% $796	+0% $915	+5% $1,033	+10% $1,151
Rate	-1.0pp $1,028	-0.5pp $972	base $915	+0.5pp $856	+1.0pp $797

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Toscana Dr American Canyon, CA	2.0–3.0	2.5–3.5	1466	$3,244	$2.21	16d	5	0.25mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	23d	1	0.55mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	16d	1	0.67mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	16d	1	0.73mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	16d	1	0.83mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	16d	1	0.96mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	45d	1	1.24mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	25d	1	1.33mi

Listing history 19 events

1. 2026-06-10
   days on market $225,000 Active 18 DOM
2. 2026-06-09
   days on market $225,000 Active 17 DOM
3. 2026-06-08
   days on market $225,000 Active 16 DOM
4. 2026-06-07
   days on market $225,000 Active 15 DOM
5. 2026-06-05
   days on market $225,000 Active 12 DOM
6. 2026-06-03
   days on market $225,000 Active 11 DOM
7. 2026-06-02
   days on market $225,000 Active 10 DOM
8. 2026-06-01
   days on market $225,000 Active 9 DOM
9. 2026-05-31
   days on market $225,000 Active 8 DOM
10. 2026-05-30
    days on market $225,000 Active 7 DOM
11. 2026-03-07
    listed $225,000 Active
12. 2025-11-12
    status Active
13. 2025-11-12
    price $235,000
14. 2025-10-07
    historical Contingent (Show)
15. 2025-09-07
    price $245,000
16. 2025-08-01
    listed $254,900 Active
17. 2017-12-06
    soldstatus $105,000 Sold 359-char remark

    Show marketing remark (359 chars)

    Great 1995 Home in the sought after Las Casitas Mobile Home Park. This unit offers a generous amount of living space, as well as good size bedrooms. its in move-in ready condition and is complete with a refrigerator, and a washer and dryer. New interior paint, dual pane windows, storage shed and ample parking. This is a great mobile home and it won't last!

18. 2017-11-10
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Great 1995 Home in the sought after Las Casitas Mobile Home Park. This unit offers a generous amount of living space, as well as good size bedrooms. its in move-in ready condition and is complete with a refrigerator, and a washer and dryer. New interior paint, dual pane windows, storage shed and ample parking. This is a great mobile home and it won't last!

19. 2017-10-14
    listed $109,000 Active 359-char remark

    Show marketing remark (359 chars)

    Great 1995 Home in the sought after Las Casitas Mobile Home Park. This unit offers a generous amount of living space, as well as good size bedrooms. its in move-in ready condition and is complete with a refrigerator, and a washer and dryer. New interior paint, dual pane windows, storage shed and ample parking. This is a great mobile home and it won't last!

ⓘ 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: $1,710 · $142/mo
• Expected delta: +$1,132/yr (+$94/mo · 195.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,873
• − Mortgage interest: −$12,603
• − Property taxes: −$578
• − Insurance: −$2,628
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − Depreciation: −$6,545
• Taxable income: $7,779
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $9,108/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 — American Canyon

• Score: 74/100
• State rank: #133
• US rank: #4684

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Canyon, CA
• County: Napa County · 120,669 people
• City population: 21,841
• Metro: Napa, CA
• Population (ZIP): 21,841
• Household income: $121,088
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 486.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 33% Hispanic / Latino 31% White 21% Two or more races 15% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 22% Tagalog/Filipino 15% Other Indo-European 3%

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: ▼ -97.47%
• Current HPI: 366.9139
• Rent YoY: —
• 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

+106.4% since first listed

9 events — show timeline

• 2026-03-07 Listed $225,000 BAREIS
• 2025-11-12 Relisted — BAREIS
• 2025-11-12 Price Changed $235,000 BAREIS
• 2025-10-07 Contingent — BAREIS
• 2025-09-07 Price Changed $245,000 BAREIS
• 2025-08-01 Listed $254,900 BAREIS
• 2017-12-06 Sold (MLS) $105,000 BAREIS
• 2017-11-10 Pending — BAREIS
• 2017-10-14 Listed $109,000 BAREIS

Property tax history

+0.2%/yr

Latest (2025): $578 · +13.2% YoY. Source: county tax records.