6468 Washington St #91 · Yountville, CA 94599

$239,500

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 77 Days on market

Built 1984 3,550 sqft lot $178/sqft · 14% below area Est $278k · 14% under

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Why this score? — see what drove the A- 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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Rancho De Napa Yountville's premier 55+ community where comfort, connection, and Napa Valley living come together. Surrounded by mountain and vineyard views, this home offers an easy, open flow designed for relaxed, everyday living. Inside, the layout begins with a large living room featuring a fireplace, leading to a formal dining room and a library/media room that provides a quiet retreat for reading, hobbies, or entertainment. The kitchen opens to both the living room and the formal dining room, creating a natural sense of connection and spaciousness throughout the main living areas. The home includes two bedrooms, highlighted by an oversized primary suite with dual closets and a renovated bathroom featuring stone counters and updated fixtures. The second bathroom is also renovated, offering comfort and convenience for guests. Outdoor living is effortless with a covered front deck/porch, ideal for afternoon lounging with soft vineyard breezes. Additional features include covered parking and two storage sheds for tools, hobbies, or seasonal items. Residents of Rancho De Napa enjoy a heated pool, clubhouse, dog park, and peaceful walking paths with vineyard and mountain backdrops. Beyond the community, Yountville offers the best of Napa Valley: parks, bocce ball, golf, world‑class restaurants, tasting rooms, boutique shopping, and scenic walking paths all moments from your door. A spacious, easy‑flowing home in a vibrant 55+ community, surrounded by the best of Yountville all for $239,500.

Key facts

• Vineyard views
• Library media room
• Formal dining room

Tags

• MOUNTAIN VIEWS
• VINEYARD VIEWS
• LARGE LIVING ROOM
• FIREPLACE
• FORMAL DINING ROOM
• LIBRARY MEDIA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 0.7% in Yountville — 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 61/100 on livability (#551 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, amenities F, commute 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: 19 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $731 appreciation (0.3% local appreciation)).
• Napa County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $278,287
• List price: $239,500
• Delta: -13.94%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6468 Washington St #3	0.00mi	2/2.0	1,344 (0%)	9mo	$235,000	$175	92
6468 Washington St #178	0.00mi	3/2.0 (+1)	1,344 (0%)	3mo	$295,000	$219	92
6468 Washington St #122	0.00mi	2/2.0	1,344 (0%)	11mo	$220,000	$164	91
6468 Washington St, Spc 63	0.00mi	3/2.0 (+1)	1,344 (0%)	11mo	$265,500	$198	86
6468 Washington St #17	0.00mi	2/2.0	1,440 (+7%)	3mo	$170,000	$118	86
6468 Washington St #110	0.00mi	2/2.0	1,440 (+7%)	8mo	$230,000	$160	82
154 Gamay Cir	0.12mi	3/2.0 (+1)	1,326 (-1%)	12mo	$77,000	$58	78
6468 Washington St #13	0.00mi	3/2.0 (+1)	1,248 (-7%)	8mo	$350,000	$280	76
6468 Washington St #45	0.00mi	3/2.0 (+1)	1,500 (+12%)	2mo	$445,000	$297	74
151 Gamay Cir	0.13mi	2/2.0	1,423 (+6%)	12mo	$435,000	$306	74
180 Sherry Cir	0.14mi	2/2.0	1,152 (-14%)	2mo	$25,000	$22	68
160 Port Cir	0.13mi	3/2.0 (+1)	1,493 (+11%)	6mo	$475,000	$318	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.49×
• Total profit: $99,931
• Equity at exit: $73,221

10-year hold

• IRR: 33.4%
• Equity multiple: 4.81×
• Total profit: $255,816
• Equity at exit: $91,005

Cash invested: $67,060 (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 94599

• Home prices YoY: 0.1%
• Active inventory: 19
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,150 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $1,624

Break-even live

Break-even rent $2,095

Max offer price $239,500

Occupancy floor 56%

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6578 Oak Leaf Ct Yountville, CA	3.0	2.0	1864	$4,800	$2.58	43d	1	0.17mi
6610 Oak Leaf Ct Yountville, CA	2.0	1.0	957	$3,895	$4.07	43d	1	0.21mi
6600 Yount St #19 Yountville, CA	2.0	1.5	1082	$4,200	$3.88	13d	1	0.56mi
Yount St Yountville, CA	3.0	2.0	1260	$2,900	$2.30	21d	1	0.64mi
13 Foxglove Ln Yountville, CA	3.0	3.0	1776	$5,500	$3.10	13d	1	0.64mi
6801 Yount St Yountville, CA	3.0	2.0	1260	$2,750	$2.18	13d	1	0.78mi

Listing history 17 events

1. 2026-06-18
   days on market $239,500 Active 77 DOM
2. 2026-06-17
   days on market $239,500 Active 76 DOM
3. 2026-06-16
   days on market $239,500 Active 75 DOM
4. 2026-06-15
   days on market $239,500 Active 74 DOM
5. 2026-06-14
   days on market $239,500 Active 72 DOM
6. 2026-06-13
   days on market $239,500 Active 71 DOM
7. 2026-06-10
   days on market $239,500 Active 69 DOM
8. 2026-06-09
   days on market $239,500 Active 68 DOM
9. 2026-06-08
   days on market $239,500 Active 67 DOM
10. 2026-06-07
    days on market $239,500 Active 66 DOM
11. 2026-06-05
    days on market $239,500 Active 63 DOM
12. 2026-06-03
    days on market $239,500 Active 62 DOM
13. 2026-06-02
    days on market $239,500 Active 61 DOM
14. 2026-06-01
    days on market $239,500 Active 60 DOM
15. 2026-05-31
    days on market $239,500 Active 59 DOM
16. 2026-05-30
    days on market $239,500 Active 58 DOM
17. 2026-04-02
    listed $239,500 Active 1545-char remark

    Show marketing remark (1545 chars)

    Welcome to Rancho De Napa Yountville's premier 55+ community where comfort, connection, and Napa Valley living come together. Surrounded by mountain and vineyard views, this home offers an easy, open flow designed for relaxed, everyday living. Inside, the layout begins with a large living room featuring a fireplace, leading to a formal dining room and a library/media room that provides a quiet retreat for reading, hobbies, or entertainment. The kitchen opens to both the living room and the formal dining room, creating a natural sense of connection and spaciousness throughout the main living areas. The home includes two bedrooms, highlighted by an oversized primary suite with dual closets and a renovated bathroom featuring stone counters and updated fixtures. The second bathroom is also renovated, offering comfort and convenience for guests. Outdoor living is effortless with a covered front deck/porch, ideal for afternoon lounging with soft vineyard breezes. Additional features include covered parking and two storage sheds for tools, hobbies, or seasonal items. Residents of Rancho De Napa enjoy a heated pool, clubhouse, dog park, and peaceful walking paths with vineyard and mountain backdrops. Beyond the community, Yountville offers the best of Napa Valley: parks, bocce ball, golf, world‑class restaurants, tasting rooms, boutique shopping, and scenic walking paths all moments from your door. A spacious, easy‑flowing home in a vibrant 55+ community, surrounded by the best of Yountville all for $239,500.

ⓘ 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 · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,806
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$1,198
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − Depreciation: −$6,967
• Taxable income: $16,664
• Est. tax owed @ 24.0%: −$3,999
• After-tax cash flow: $15,486/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 — Yountville

• Score: 61/100
• State rank: #551
• US rank: #18316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yountville, CA
• Population (ZIP): 3,388

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3%
• Common ancestry: Italian 5% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 2%

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: ▲ 0.31%
• Current HPI: 248.1955
• 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

1 event — show timeline

• 2026-04-02 Listed $239,500 BAREIS

Property tax history

+2.0%/yr

Latest (2025): $432 · +10.6% YoY. Source: county tax records.