301 Robert Way · Napa, CA 94558

$210,500

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 99 Days on market

Built 2011 $177/sqft · 12% below area Est $240k · 12% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in the heart of beautiful Napa Valley! Located in a desirable 55+ Napa Valley Sun Community, this stunning 2011 manufactured home is move-in ready and offers comfort, convenience, and charm. Step inside to an open and spacious floor plan featuring vaulted ceilings that create a bright, airy atmosphere. With 2 bedrooms and 2 full bathrooms, this home offers a dedicated space for guests, a home office, or craft room to fit your lifestyle needs. The indoor laundry room includes a newer washer and dryer for added convenience. Situated on a desirable corner lot, you'll enjoy a short walk to the clubhouse and pool. Guest parking is conveniently located just across from the home. The location is truly exceptional just a short stroll to the Napa Valley Vine Trail and only minutes from local restaurants, shopping, and world-renowned Napa wineries. Don't miss this opportunity to enjoy relaxed living in one of Napa Valley's most sought-after communities!

Key facts

• Indoor laundry room
• Corner lot
• 2 parking spots

Tags

• CORNER LOT
• INDOOR LAUNDRY ROOM
• SHORT WALK TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $192k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 33% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,555 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $239,871
• List price: $210,500
• Delta: -12.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Robert Way	0.01mi	2/2.0	1,152 (-3%)	11mo	$225,000	$195	85
252 Clover Way	0.10mi	2/2.0	1,152 (-3%)	8mo	$242,000	$210	83
15 Camelia Dr	0.08mi	2/2.0	1,080 (-9%)	3mo	$110,000	$102	79
312 Stacey Way	0.12mi	2/2.0	1,083 (-9%)	5mo	$230,000	$212	75
306 Mark Way	0.09mi	2/2.0	1,080 (-9%)	11mo	$279,000	$258	72
315 Mark Way	0.10mi	2/2.0	1,344 (+13%)	7mo	$225,000	$167	68
317 Tammy Way	0.17mi	3/2.0 (+1)	1,340 (+13%)	1mo	$283,500	$212	65
314 Tammy Way	0.18mi	2/2.0	1,027 (-14%)	12mo	$269,000	$262	59
107 Mobile Ln	0.59mi	2/2.0	1,128 (-5%)	7mo	$170,000	$151	59
312 Tammy Way	0.18mi	3/2.0 (+1)	1,340 (+13%)	9mo	$275,000	$205	58
212 Julie Pl	0.74mi	3/2.0 (+1)	1,252 (+5%)	3mo	$305,000	$244	49
206 Shirley Ct	0.74mi	2/2.0	1,064 (-10%)	3mo	$249,000	$234	45

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $19,401
• Equity at exit: $31,386

10-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $62,640
• Equity at exit: $18,200

Cash invested: $58,940 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,084 medium
• Mortgage (P&I): −$1,104
• Tax est. 1.5%: −$263 /mo · $3,158/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $981

Break-even live

Break-even rent $1,841

Max offer price $210,500

Occupancy floor 63%

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: $52,625
• Closing costs: $6,315
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $210,500 Active 99 DOM
2. 2026-06-17
   days on market $210,500 Active 98 DOM
3. 2026-06-16
   days on market $210,500 Active 97 DOM
4. 2026-06-15
   days on market $210,500 Active 96 DOM
5. 2026-06-14
   days on market $210,500 Active 94 DOM
6. 2026-06-13
   days on market $210,500 Active 93 DOM
7. 2026-06-10
   days on market $210,500 Active 91 DOM
8. 2026-06-09
   days on market $210,500 Active 90 DOM
9. 2026-06-08
   days on market $210,500 Active 89 DOM
10. 2026-06-07
    days on market $210,500 Active 88 DOM
11. 2026-06-05
    days on market $210,500 Active 85 DOM
12. 2026-06-03
    days on market $210,500 Active 84 DOM
13. 2026-06-02
    pricedays on market $210,500 Active 83 DOM
14. 2026-06-01
    days on market $215,500 Active 82 DOM
15. 2026-05-31
    days on market $215,500 Active 81 DOM
16. 2026-05-30
    days on market $215,500 Active 80 DOM
17. 2026-05-13
    price $215,500 991-char remark

    Show marketing remark (991 chars)

    Welcome to easy living in the heart of beautiful Napa Valley! Located in a desirable 55+ Napa Valley Sun Community, this stunning 2011 manufactured home is move-in ready and offers comfort, convenience, and charm. Step inside to an open and spacious floor plan featuring vaulted ceilings that create a bright, airy atmosphere. With 2 bedrooms and 2 full bathrooms, this home offers a dedicated space for guests, a home office, or craft room to fit your lifestyle needs. The indoor laundry room includes a newer washer and dryer for added convenience. Situated on a desirable corner lot, you'll enjoy a short walk to the clubhouse and pool. Guest parking is conveniently located just across from the home. The location is truly exceptional just a short stroll to the Napa Valley Vine Trail and only minutes from local restaurants, shopping, and world-renowned Napa wineries. Don't miss this opportunity to enjoy relaxed living in one of Napa Valley's most sought-after communities!

18. 2026-04-22
    price $220,500 991-char remark

    Show marketing remark (991 chars)

    Welcome to easy living in the heart of beautiful Napa Valley! Located in a desirable 55+ Napa Valley Sun Community, this stunning 2011 manufactured home is move-in ready and offers comfort, convenience, and charm. Step inside to an open and spacious floor plan featuring vaulted ceilings that create a bright, airy atmosphere. With 2 bedrooms and 2 full bathrooms, this home offers a dedicated space for guests, a home office, or craft room to fit your lifestyle needs. The indoor laundry room includes a newer washer and dryer for added convenience. Situated on a desirable corner lot, you'll enjoy a short walk to the clubhouse and pool. Guest parking is conveniently located just across from the home. The location is truly exceptional just a short stroll to the Napa Valley Vine Trail and only minutes from local restaurants, shopping, and world-renowned Napa wineries. Don't miss this opportunity to enjoy relaxed living in one of Napa Valley's most sought-after communities!

19. 2026-03-30
    price $229,900 991-char remark

    Show marketing remark (991 chars)

    Welcome to easy living in the heart of beautiful Napa Valley! Located in a desirable 55+ Napa Valley Sun Community, this stunning 2011 manufactured home is move-in ready and offers comfort, convenience, and charm. Step inside to an open and spacious floor plan featuring vaulted ceilings that create a bright, airy atmosphere. With 2 bedrooms and 2 full bathrooms, this home offers a dedicated space for guests, a home office, or craft room to fit your lifestyle needs. The indoor laundry room includes a newer washer and dryer for added convenience. Situated on a desirable corner lot, you'll enjoy a short walk to the clubhouse and pool. Guest parking is conveniently located just across from the home. The location is truly exceptional just a short stroll to the Napa Valley Vine Trail and only minutes from local restaurants, shopping, and world-renowned Napa wineries. Don't miss this opportunity to enjoy relaxed living in one of Napa Valley's most sought-after communities!

20. 2026-03-11
    listed $239,900 Active 991-char remark

    Show marketing remark (991 chars)

    Welcome to easy living in the heart of beautiful Napa Valley! Located in a desirable 55+ Napa Valley Sun Community, this stunning 2011 manufactured home is move-in ready and offers comfort, convenience, and charm. Step inside to an open and spacious floor plan featuring vaulted ceilings that create a bright, airy atmosphere. With 2 bedrooms and 2 full bathrooms, this home offers a dedicated space for guests, a home office, or craft room to fit your lifestyle needs. The indoor laundry room includes a newer washer and dryer for added convenience. Situated on a desirable corner lot, you'll enjoy a short walk to the clubhouse and pool. Guest parking is conveniently located just across from the home. The location is truly exceptional just a short stroll to the Napa Valley Vine Trail and only minutes from local restaurants, shopping, and world-renowned Napa wineries. Don't miss this opportunity to enjoy relaxed living in one of Napa Valley's most sought-after communities!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 62% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,003
• − Mortgage interest: −$11,791
• − Property taxes: −$3,158
• − Insurance: −$1,052
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$6,124
• Taxable income: $8,958
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $9,626/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 — 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

• Census place: Napa, CA
• 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

-10.2% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $215,500 BAREIS
• 2026-04-22 Price Changed $220,500 BAREIS
• 2026-03-30 Price Changed $229,900 BAREIS
• 2026-03-11 Listed $239,900 BAREIS

Property tax history

-12.0%/yr

Latest (2025): $144 · -76.3% YoY. Source: county tax records.