317 Tammy Way · Napa, CA 94558

$299,000

3 bd · 2.0 ba · 1,340 sqft · Manufactured · 260 Days on market

Built 2005 $223/sqft · 28% above area Est $234k · 28% over ↓ 2% since listing

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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 +7.1/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

Key facts

• Updated modular home
• 2 pools
• Putting green

Tags

• UPDATED MODULAR HOME
• WELCOMING PORCH
• 2 POOLS
• PUTTING GREEN
• GENEROUS LAWN AREAS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Zoned schools: Northwood Elementary (370 students, 50% FRL); Redwood Middle (915 students, 65% FRL); Vintage High (1,753 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 540 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $51k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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. 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: 1.21% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

• ARV (median comp): $234,149
• List price: $299,000
• Delta: 27.70%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Tammy Way	0.00mi	3/2.0	1,340 (0%)	1mo	$283,500	$212	99
312 Tammy Way	0.03mi	3/2.0	1,340 (0%)	9mo	$275,000	$205	91
315 Mark Way	0.09mi	2/2.0 (-1)	1,344 (+0%)	7mo	$225,000	$167	84
304 Ginger St	0.12mi	2/2.0 (-1)	1,440 (+8%)	11mo	$130,000	$90	68
13 Hacienda Dr	0.61mi	2/2.0 (-1)	1,368 (+2%)	6mo	$255,000	$186	58
303 Robert Way	0.17mi	2/2.0 (-1)	1,152 (-14%)	11mo	$225,000	$195	55
63 Hacienda Dr	0.58mi	2/2.0 (-1)	1,440 (+8%)	2mo	$250,000	$174	54
52 Newell Cir	0.68mi	3/2.0	1,321 (-1%)	14mo	$330,000	$250	54
206 Daisy Dr	0.22mi	2/2.0 (-1)	1,500 (+12%)	14mo	$325,000	$217	54
252 Clover Way	0.25mi	2/2.0 (-1)	1,152 (-14%)	8mo	$242,000	$210	53
93 Hacienda Dr	0.53mi	3/2.0	1,440 (+8%)	15mo	$79,000	$55	50
34 Hacienda Dr	0.59mi	2/2.0 (-1)	1,440 (+8%)	10mo	$230,000	$160	47

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $11,833
• Equity at exit: $44,582

10-year hold

• IRR: 10.5%
• Equity multiple: 1.72×
• Total profit: $60,134
• Equity at exit: $25,852

Cash invested: $83,720 (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: 540
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,629 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $1,116

Break-even live

Break-even rent $2,217

Max offer price $299,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,285	-5% $1,200	+0% $1,116	+5% $1,031	+10% $946
Rent	-10% $829	-5% $972	+0% $1,116	+5% $1,259	+10% $1,402
Rate	-1.0pp $1,266	-0.5pp $1,192	base $1,116	+0.5pp $1,038	+1.0pp $959

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4412 Moffitt Dr Unit 4412 Napa, CA	4.0	2.0	1324	$3,700	$2.79	45d	1	0.92mi

Listing history 11 events

1. 2026-05-07
   historical Contingent (Show) 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

2. 2026-04-19
   status Active 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

3. 2026-01-28
   price $299,000 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

4. 2026-01-07
   status Active 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

5. 2025-09-09
   price $320,000 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

6. 2025-08-18
   listed $350,000 Active 932-char remark

   Show marketing remark (932 chars)

   Freshened up and ready to go! A 3 bedroom home in a very popular Mobile Home Park in North Napa. Nicely updated 2005 modular home with new flooring in 2025. Light and bright unit with welcoming porch. Spacious living room with a designer "tray ceiling", plus a formal dining area. You will find a convenient breakfast/office nook adjacent to the kitchen. Bedrooms are freshly painted and a large storage shed in the back provides ideal storage for the rarely used but needed items. The park has 2 pools, a putting green and generous green area. A community garden borders a vineyard. The many activities will easily get you acquainted with the other residents. The access to shopping and medical facilities is quick and the main commute route very accessible so friends and family can come and visit. Pets are allowed. Come and see. You are not just buying a home but joining a community. The Wine Country beckons!

7. 2024-12-03
   soldstatus $300,000 589-char remark

   Show marketing remark (589 chars)

   This is a lovely well cared for, move in ready 2005, 3 bedroom 2 bath unit in highly sought after gated SUN Community that is surrounded on two sides by vineyards. This 1450 SF home offers very large dual pane Low-E windows that let in tons of light with a nice open floor plan, recessed ceiling, good size primary with walk-in closet, and roomy on-suite bathroom. Low maintenance yard with beautiful custom pavers. Comes with washer, dryer, refrigerator, extra freezer and central AC. Park has tons of amenities and fun things to do! Bingo every Friday for starters, but too many to name!

8. 2024-12-03
   soldstatus $300,000 Closed 589-char remark

   Show marketing remark (589 chars)

   This is a lovely well cared for, move in ready 2005, 3 bedroom 2 bath unit in highly sought after gated SUN Community that is surrounded on two sides by vineyards. This 1450 SF home offers very large dual pane Low-E windows that let in tons of light with a nice open floor plan, recessed ceiling, good size primary with walk-in closet, and roomy on-suite bathroom. Low maintenance yard with beautiful custom pavers. Comes with washer, dryer, refrigerator, extra freezer and central AC. Park has tons of amenities and fun things to do! Bingo every Friday for starters, but too many to name!

9. 2024-10-12
   historical Contingent (Show) 589-char remark

   Show marketing remark (589 chars)

   This is a lovely well cared for, move in ready 2005, 3 bedroom 2 bath unit in highly sought after gated SUN Community that is surrounded on two sides by vineyards. This 1450 SF home offers very large dual pane Low-E windows that let in tons of light with a nice open floor plan, recessed ceiling, good size primary with walk-in closet, and roomy on-suite bathroom. Low maintenance yard with beautiful custom pavers. Comes with washer, dryer, refrigerator, extra freezer and central AC. Park has tons of amenities and fun things to do! Bingo every Friday for starters, but too many to name!

10. 2024-10-01
    listed $305,000 589-char remark

    Show marketing remark (589 chars)

    This is a lovely well cared for, move in ready 2005, 3 bedroom 2 bath unit in highly sought after gated SUN Community that is surrounded on two sides by vineyards. This 1450 SF home offers very large dual pane Low-E windows that let in tons of light with a nice open floor plan, recessed ceiling, good size primary with walk-in closet, and roomy on-suite bathroom. Low maintenance yard with beautiful custom pavers. Comes with washer, dryer, refrigerator, extra freezer and central AC. Park has tons of amenities and fun things to do! Bingo every Friday for starters, but too many to name!

11. 2024-10-01
    listed $305,000 Active 589-char remark

    Show marketing remark (589 chars)

    This is a lovely well cared for, move in ready 2005, 3 bedroom 2 bath unit in highly sought after gated SUN Community that is surrounded on two sides by vineyards. This 1450 SF home offers very large dual pane Low-E windows that let in tons of light with a nice open floor plan, recessed ceiling, good size primary with walk-in closet, and roomy on-suite bathroom. Low maintenance yard with beautiful custom pavers. Comes with washer, dryer, refrigerator, extra freezer and central AC. Park has tons of amenities and fun things to do! Bingo every Friday for starters, but too many to name!

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$1,564/yr (+$130/mo · 220.8%)

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

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: $43,554
• − Mortgage interest: −$16,749
• − Property taxes: −$708
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,484
• − Management: −$3,484
• − Depreciation: −$8,698
• Taxable income: $8,935
• Est. tax owed @ 24.0%: −$2,144
• After-tax cash flow: $11,244/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

-2.0% since first listed

11 events — show timeline

• 2026-05-07 Contingent — BAREIS
• 2026-04-19 Relisted — BAREIS
• 2026-01-28 Price Changed $299,000 BAREIS
• 2026-01-07 Relisted — BAREIS
• 2025-09-09 Price Changed $320,000 BAREIS
• 2025-08-18 Listed $350,000 BAREIS
• 2024-12-03 Sold (MLS) $300,000 BAREIS
• 2024-12-03 Sold (MLS) $300,000 San Francisco MLS
• 2024-10-12 Contingent — BAREIS
• 2024-10-01 Listed $305,000 BAREIS
• 2024-10-01 Listed $305,000 San Francisco MLS

Property tax history

+0.7%/yr

Latest (2025): $708 · +11.1% YoY. Source: county tax records.