22 Pelleria Dr · American Canyon, CA 94503

$258,663

4 bd · 3.5 ba · 2,753 sqft · SingleFamily public records · 11 Days on market

Built 2003 9,509 sqft lot

---

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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 4-bathroom home nestled in American Canyon's desirable La Vigne community. Built in 2003, this impressive 2,753 sq ft residence sits on a generous 9,511 sq ft lot, offering plenty of space inside and out. Features an attached 648 sq ft garage. Conveniently located in Napa County with easy access to shopping, dining, and major commute routes. Don't miss this opportunity!

Key facts

• 9,509 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Single-family residence
• Construction: Stucco construction; Tile roof; Concrete foundation; Two-story design
• Exterior features: Urban lot setting; Tile roof; Stucco exterior; Concrete foundation; Two levels

Interior

• Bathrooms: 3.5 bathrooms
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Laundry room located inside; One fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Cap rate 9.9% 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: Napa Junction Elementary (440 students, 71% FRL); Napa High (1,762 students, 73% FRL) — zoned schools average 72% FRL vs 38% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 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 39% of the median local income ($121k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $72k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,663

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.53% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $787,358
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Pelleria Dr	0.02mi	4/3.0	2,888 (+5%)	11mo	$837,000	$290	80
52 Palazzo Way	0.09mi	4/3.0	2,888 (+5%)	18mo	$825,000	$286	70
19 Kevin Ln	0.41mi	4/2.5	2,465 (-10%)	1mo	$690,000	$280	58
75 Castellina Cir	0.40mi	4/3.0	2,370 (-14%)	8mo	$860,000	$363	50
7 Condor Ct	0.68mi	4/2.0	2,580 (-6%)	13mo	$800,000	$310	41
159 Tellerday Ct	0.51mi	4/3.0	2,410 (-12%)	15mo	$625,000	$259	41
22 Entrada Cir	0.62mi	5/3.0 (+1)	3,024 (+10%)	10mo	$800,000	$265	39
2 Starling Ct	0.66mi	5/3.0 (+1)	3,074 (+12%)	10mo	$900,000	$293	35
200 Lillean Ct	0.55mi	4/2.5	2,346 (-15%)	18mo	$520,000	$222	31
18 Condor Ct	0.65mi	5/3.0 (+1)	3,074 (+12%)	17mo	$880,000	$286	29

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $8,216
• Equity at exit: $38,567

10-year hold

• IRR: 12.6%
• Equity multiple: 2.01×
• Total profit: $72,822
• Equity at exit: $22,364

Cash invested: $72,426 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,957 medium
• Mortgage (P&I): −$1,356
• Tax from tax record: −$881 /mo · $10,572/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $781

Break-even live

Break-even rent $2,969

Max offer price $258,663

Occupancy floor 75%

Sensitivity live

Price	-10% $927	-5% $854	+0% $781	+5% $708	+10% $634
Rent	-10% $468	-5% $624	+0% $781	+5% $937	+10% $1,093
Rate	-1.0pp $911	-0.5pp $847	base $781	+0.5pp $714	+1.0pp $646

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: $64,666
• Closing costs: $7,760
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   statusdays on market $258,663 Pending 11 DOM
2. 2026-05-31
   days on market $258,663 Pending Accepting Backups 10 DOM
3. 2026-05-30
   days on market $258,663 Pending Accepting Backups 9 DOM
4. 2026-05-21
   historical Pending Accepting Backups
5. 2026-05-09
   listed $258,663 Active
6. 2025-12-23
   price $842,500
7. 2025-12-23
   price $843,500
8. 2025-12-05
   status Active
9. 2025-11-21
   listed $857,000 Active
10. 2005-07-20
    soldstatus $738,000
11. 2005-07-20
    soldstatus $738,000

ⓘ 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: $10,572 · $881/mo
• Projected year-2 tax: $10,572 · $881/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 14 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: $47,484
• − Mortgage interest: −$14,489
• − Property taxes: −$10,572
• − Insurance: −$1,293
• − Repairs & maintenance: −$3,799
• − Management: −$3,799
• − Depreciation: −$7,525
• Taxable income: $6,007
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $7,928/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

-65.0% since first listed

8 events — show timeline

• 2026-05-21 Contingent — FRESNOMLS
• 2026-05-09 Listed $258,663 FRESNOMLS
• 2025-12-23 Price Changed $842,500 BAREIS
• 2025-12-23 Price Changed $843,500 BAREIS
• 2025-12-05 Relisted — BAREIS
• 2025-11-21 Listed $857,000 BAREIS
• 2005-07-20 Sold (Public Records) $738,000 Public Records
• 2005-07-20 Sold (Public Records) $738,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $10,572 · -1.7% YoY. Source: county tax records.