6004 Monticello Rd #7 · Moskowite Corner, CA 94558

$135,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured · 136 Days on market

Built 2007 $107/sqft · 63% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer Mfg Home located in a Family park. Spacious Family room WITH CEILING FAN.Vaulted ceiling in Kitchen/dining. Room divder with pantry storage on kitchen side. Indoor laundry room .HOme has 3 bedroom with 2 full bathrooms The primary bedroom is large with a soaking tub and walkin a shower in bathroom. Storge shed in back with a added office room. Backyard patio for entertaining. Short distance to Napa for your shopping needs

Key facts

• Pantry storage
• Vaulted ceiling
• Soaking tub

Tags

• SPACIOUS FAMILY ROOM
• VAULTED CEILING
• PANTRY STORAGE
• INDOOR LAUNDRY ROOM
• SOAKING TUB
• WALKIN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 3.5% in Moskowite Corner — 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 37/100 on livability (#1,427 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety D, schools F, amenities 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 37% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.56% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.41%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

• ARV (median comp): $82,715
• List price: $135,000
• Delta: 63.21%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6004 Monticello Rd #8	0.00mi	3/2.0	1,200 (-5%)	18mo	$60,000	$50	77
6004 Monticello Rd #43	0.35mi	2/2.0 (-1)	1,248 (-1%)	10mo	$73,000	$58	69
6004 Monticello Rd #46	0.35mi	3/2.0	1,400 (+11%)	8mo	$95,000	$68	58

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: 55.9%
• Equity multiple: 3.36×
• Total profit: $89,188
• Equity at exit: $20,129

10-year hold

• IRR: 59.8%
• Equity multiple: 6.15×
• Total profit: $194,569
• Equity at exit: $11,672

Cash invested: $37,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,903

Break-even live

Break-even rent $1,043

Max offer price $135,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,979	-5% $1,941	+0% $1,903	+5% $1,865	+10% $1,826
Rent	-10% $1,630	-5% $1,767	+0% $1,903	+5% $2,039	+10% $2,176
Rate	-1.0pp $1,971	-0.5pp $1,937	base $1,903	+0.5pp $1,868	+1.0pp $1,832

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $135,000 Active 136 DOM
2. 2026-06-17
   days on market $135,000 Active 135 DOM
3. 2026-06-16
   days on market $135,000 Active 134 DOM
4. 2026-06-15
   days on market $135,000 Active 133 DOM
5. 2026-06-14
   days on market $135,000 Active 131 DOM
6. 2026-06-13
   days on market $135,000 Active 130 DOM
7. 2026-06-10
   days on market $135,000 Active 128 DOM
8. 2026-06-09
   days on market $135,000 Active 127 DOM
9. 2026-06-08
   days on market $135,000 Active 126 DOM
10. 2026-06-07
    days on market $135,000 Active 125 DOM
11. 2026-06-05
    days on market $135,000 Active 122 DOM
12. 2026-06-03
    days on market $135,000 Active 121 DOM
13. 2026-06-02
    days on market $135,000 Active 120 DOM
14. 2026-06-01
    days on market $135,000 Active 119 DOM
15. 2026-05-31
    days on market $135,000 Active 118 DOM
16. 2026-05-30
    days on market $135,000 Active 117 DOM
17. 2026-02-02
    listed $135,000 Active 438-char remark

    Show marketing remark (438 chars)

    Newer Mfg Home located in a Family park. Spacious Family room WITH CEILING FAN.Vaulted ceiling in Kitchen/dining. Room divder with pantry storage on kitchen side. Indoor laundry room .HOme has 3 bedroom with 2 full bathrooms The primary bedroom is large with a soaking tub and walkin a shower in bathroom. Storge shed in back with a added office room. Backyard patio for entertaining. Short distance to Napa for your shopping needs

18. 2025-10-16
    price $129,999
19. 2025-07-01
    status Active
20. 2025-06-12
    price $135,000
21. 2025-01-23
    price $149,000
22. 2024-12-31
    listed $155,000 Active
23. 2023-01-19
    soldstatus $115,000 Closed
24. 2023-01-18
    soldstatus $115,000
25. 2022-12-13
    historical Contingent (Show)
26. 2022-11-28
    listed $125,000 Active
27. 2022-11-28
    listed $125,000
28. 2014-11-14
    soldstatus $69,000 Sold
29. 2014-08-17
    status Contingent
30. 2014-08-08
    status Active
31. 2014-08-08
    historical Off-Market
32. 2013-08-10
    listed $69,000 Active
33. 2013-07-13
    historical Expired
34. 2012-07-18
    listed $72,000 Active

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$312/yr (+$26/mo · 43.7%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,416
• − Mortgage interest: −$7,562
• − Property taxes: −$714
• − Insurance: −$675
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$3,927
• Taxable income: $21,911
• Est. tax owed @ 24.0%: −$5,259
• After-tax cash flow: $17,575/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 — Moskowite Corner

• Score: 37/100
• State rank: #1427
• US rank: #27607

Category grades

Amenities F Commute F Cost of living D- Crime A Employment F Housing F Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moskowite Corner, CA
• County: Napa County · 120,669 people
• 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

+87.5% since first listed

18 events — show timeline

• 2026-02-02 Listed $135,000 BAREIS
• 2025-10-16 Price Changed $129,999 BAREIS
• 2025-07-01 Relisted — BAREIS
• 2025-06-12 Price Changed $135,000 BAREIS
• 2025-01-23 Price Changed $149,000 BAREIS
• 2024-12-31 Listed $155,000 BAREIS
• 2023-01-19 Sold (MLS) $115,000 BAREIS
• 2023-01-18 Sold (MLS) $115,000 San Francisco MLS
• 2022-12-13 Contingent — BAREIS
• 2022-11-28 Listed $125,000 BAREIS
• 2022-11-28 Listed $125,000 San Francisco MLS
• 2014-11-14 Sold (MLS) $69,000 BAREIS
• 2014-08-17 Pending — BAREIS
• 2014-08-08 Relisted — BAREIS
• 2014-08-08 Delisted — BAREIS
• 2013-08-10 Listed $69,000 BAREIS
• 2013-07-13 Delisted — BAREIS
• 2012-07-18 Listed $72,000 BAREIS

Property tax history

-1.4%/yr

Latest (2025): $714 · +1.8% YoY. Source: county tax records.