146 Wisteria Dr · Calistoga, CA 94515

$247,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 33 Days on market

Built 2001 Est $192k · 29% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 146 Wisteria Drive in the desirable Calistoga Springs 55+ community. Built in 2001, this well-maintained 3-bedroom, 2-bath home offers comfortable living with a bright and open floor plan designed for easy everyday living. The spacious layout includes inviting living areas, a well-appointed kitchen, and a generous primary suite. Residents enjoy access to community amenities including a mineral pool, spa, and newly renovated clubhouse, all conveniently located near downtown Calistoga's restaurants, wineries, shopping, and famous hot springs. Enjoy relaxed wine country living in one of Calistoga's most sought-after communities.

Key facts

• Access to spa
• Mineral pool
• 2 parking spots

Tags

• CALISTOGA SPRINGS COMMUNITY
• MINERAL POOL
• NEWLY RENOVATED CLUBHOUSE
• ACCESS TO SPA
• NEAR DOWNTOWN CALISTOGA

Property features AI

Finance

• Financial info: Land lease required (space rent listed); current land lease amount $750
• HOA & community: No homeowners association; Located in Calistoga

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; No on-site power production
• Home design: Manufactured in park (double wide); Original condition; Located in a senior community
• Construction: Summerhill make by Skyline Homes Inc (Champion); Wood skirting
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms with tub and shower stall
• Heating & cooling: Central heating; Central cooling
• Interior features: Dining room; Living room
• Laundry & utility: Washer and dryer included; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $247k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $247k).
• Recommended offer: $240k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.4% in Calistoga — 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 63/100 on livability (#448 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-; Watch: schools D+, amenities F, commute F.
• Calistoga Joint Unified (town): math 33% / reading 51% proficiency, ranked #624 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $239,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.52% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.17%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Sherry N #245	0.12mi	3/2.0	1,284 (-4%)	4mo	$280,000	$218	84
320 Chablis N	0.05mi	2/2.0 (-1)	1,440 (+7%)	3mo	$165,000	$115	78
218 Champagne Cir W	0.05mi	2/2.0 (-1)	1,440 (+7%)	12mo	$130,000	$90	71
937 Champagne Cir S	0.23mi	2/2.0 (-1)	1,248 (-7%)	2mo	$198,000	$159	71
33 Magnolia Dr	0.13mi	2/2.0 (-1)	1,440 (+7%)	8mo	$206,000	$143	71
703 Claret S	0.21mi	2/2.0 (-1)	1,440 (+7%)	9mo	$149,000	$103	66
37 Magnolia Dr	0.12mi	2/2.0 (-1)	1,536 (+14%)	4mo	$200,000	$130	62
4 Camellia Dr	0.22mi	2/2.0 (-1)	1,440 (+7%)	14mo	$115,000	$80	61
219 Champagne W	0.04mi	2/2.0 (-1)	1,152 (-14%)	14mo	$170,000	$148	58
819 E Champagne	0.24mi	3/2.0	1,536 (+14%)	9mo	$325,000	$212	58
516 Sherry St N #244	0.12mi	2/2.0 (-1)	1,536 (+14%)	13mo	$262,500	$171	55
921 Champagne St S	0.16mi	2/2.0 (-1)	1,488 (+11%)	18mo	$168,000	$113	54

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $51,740
• Equity at exit: $36,829

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $163,046
• Equity at exit: $21,356

Cash invested: $69,160 (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 94515

• Active inventory: 106
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,743 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$103
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $1,442

Break-even live

Break-even rent $1,918

Max offer price $247,000

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Grant St Calistoga, CA	3.0	2.0	1625	$3,795	$2.34	44d	1	0.47mi
1700 Cedar St Calistoga, CA	2.0	1.0	962	$3,200	$3.33	14d	1	0.76mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	14d	1	0.77mi

Listing history 17 events

1. 2026-06-18
   days on market $247,000 Active 33 DOM
2. 2026-06-17
   days on market $247,000 Active 32 DOM
3. 2026-06-16
   days on market $247,000 Active 31 DOM
4. 2026-06-15
   days on market $247,000 Active 30 DOM
5. 2026-06-14
   days on market $247,000 Active 28 DOM
6. 2026-06-13
   days on market $247,000 Active 27 DOM
7. 2026-06-10
   days on market $247,000 Active 25 DOM
8. 2026-06-09
   days on market $247,000 Active 24 DOM
9. 2026-06-08
   days on market $247,000 Active 23 DOM
10. 2026-06-07
    days on market $247,000 Active 22 DOM
11. 2026-06-05
    days on market $247,000 Active 19 DOM
12. 2026-06-03
    days on market $247,000 Active 18 DOM
13. 2026-06-02
    days on market $247,000 Active 17 DOM
14. 2026-06-01
    days on market $247,000 Active 16 DOM
15. 2026-05-31
    days on market $247,000 Active 15 DOM
16. 2026-05-30
    days on market $247,000 Active 14 DOM
17. 2026-05-16
    listed $247,000 Active 644-char remark

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$1,271/yr (+$106/mo · 209.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,915
• − Mortgage interest: −$13,836
• − Property taxes: −$606
• − Insurance: −$2,032
• − Repairs & maintenance: −$3,593
• − Management: −$3,593
• − Depreciation: −$7,185
• Taxable income: $14,069
• Est. tax owed @ 24.0%: −$3,377
• After-tax cash flow: $13,924/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: Calistoga Joint Unified
• NCES district ID: 0607020
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $60,716
• Composite: 39.48/100
• National rank: #8101
• State rank: #624 of 1400 in CA

Livability — Calistoga

• Score: 63/100
• State rank: #448
• US rank: #15176

Category grades

Amenities F 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: Calistoga, CA
• Population (ZIP): 6,921

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 18% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 25% · Canada
• Languages at home: 64% English-only · Spanish 34% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -476.46%
• Current HPI: 244.6548
• 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

• 2026-05-16 Listed $247,000 BAREIS

Property tax history

-0.3%/yr

Latest (2025): $606 · -11.7% YoY. Source: county tax records.