115 Cabana #115 · Napa, CA 94558

$299,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 46 Days on market

Built 2000 Good condition $250/sqft · 23% above area Est $244k · 23% over ↓ 9% since listing

---

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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Priced at $299,999.00—an attractive value after thoughtful price adjustments to connect with motivated buyers. Manufactured in 2000 and upgraded with over $90,000 in recent improvements, this move-in ready 3-bedroom, 2-bath home offers approximately 1,200 square feet of bright, open living space with high/vaulted ceilings and excellent flow. Both bathrooms have been fully remodeled, complemented by new quartz kitchen countertops, fresh interior and exterior paint, a new backyard fence with professional landscaping for privacy, and a new railing on the expansive front porch. Abundant natural light floods the home through north and west-facing windows, while the northwesterly-oriented p

Key facts

• Community pool
• Built 2000
• Listed 46 days

Property features AI

Finance

• HOA & community: Senior community; Community amenities include clubhouse, greenbelt, pool, spa, game room, guest parking and recreation facilities; Pet policy: contact community for details

Exterior

• Parking: Attached covered parking; Carport with room for 2 or more vehicles, side-by-side configuration
• Utilities: Public water; Public sewer; All-electric service
• Home design: Manufactured home located in a park; Double-wide mobile home (model KS48102P)
• Construction: Wood siding; Built as a manufactured/mobile home
• Exterior features: Fenced yard; Corner lot; Level lot with front yard; Close to clubhouse

Interior

• Kitchen: Dishwasher; Electric range / cooktop; Free-standing range; Microwave; Disposal; Refrigerator; Updated kitchen with solid surface counters and breakfast bar/nook
• Bedrooms: Total rooms indicate 7 (bedroom count not explicitly listed)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 total bathrooms; Both are full bathrooms; Primary bathroom with stall shower and updated finishes; Other bathroom(s) with shower over tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar and breakfast nook; Solid surface counters; Updated kitchen; Window coverings; No additional rooms listed
• Laundry & utility: In-unit laundry room with washer and dryer; Laundry room includes cabinets and is inside the home; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: Rents soft (-0.5%/yr); 538 active listings in the ZIP; 2 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 46 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $290,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $243,710
• List price: $299,999
• Delta: 23.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Julie Pl	0.40mi	3/2.0	1,252 (+4%)	3mo	$305,000	$244	71
217 Bernadine Pl	0.59mi	3/2.0	1,200 (0%)	8mo	$305,000	$254	66
107 Mobile Ln	0.31mi	2/2.0 (-1)	1,128 (-6%)	7mo	$170,000	$151	65
252 Clover Way	0.42mi	2/2.0 (-1)	1,152 (-4%)	8mo	$242,000	$210	62
13 Hacienda Dr	0.21mi	2/2.0 (-1)	1,368 (+14%)	6mo	$255,000	$186	57
206 Shirley Ct	0.39mi	2/2.0 (-1)	1,064 (-11%)	3mo	$249,000	$234	56
317 Tammy Way	0.54mi	3/2.0	1,340 (+12%)	1mo	$283,500	$212	55
15 Camelia Dr	0.49mi	2/2.0 (-1)	1,080 (-10%)	3mo	$110,000	$102	53
312 Stacey Way	0.50mi	2/2.0 (-1)	1,083 (-10%)	5mo	$230,000	$212	51
315 Mark Way	0.45mi	2/2.0 (-1)	1,344 (+12%)	7mo	$225,000	$167	48
312 Tammy Way	0.56mi	3/2.0	1,340 (+12%)	9mo	$275,000	$205	47
209 Bernadine Pl	0.58mi	2/2.0 (-1)	1,344 (+12%)	5mo	$389,000	$289	44

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-10,813
• Equity at exit: $44,731

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $12,346
• Equity at exit: $25,938

Cash invested: $84,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,583 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $758

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 74%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.63mi
3663 Solano Ave Napa, CA	1.0–3.0	1.0–2.0	1122	$3,150	$2.81	13d	7	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $299,999 Active 46 DOM
2. 2026-06-17
   days on market $299,999 Active 45 DOM
3. 2026-06-16
   days on market $299,999 Active 44 DOM
4. 2026-06-15
   days on market $299,999 Active 43 DOM
5. 2026-06-14
   days on market $299,999 Active 41 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   pricedays on market $299,999 Active 40 DOM
8. 2026-06-10
   days on market $315,000 Active 38 DOM
9. 2026-06-09
   days on market $315,000 Active 37 DOM
10. 2026-06-08
    days on market $315,000 Active 36 DOM
11. 2026-06-07
    days on market $315,000 Active 35 DOM
12. 2026-06-05
    days on market $315,000 Active 32 DOM
13. 2026-06-03
    days on market $315,000 Active 31 DOM
14. 2026-06-03
    price $315,000 Active 30 DOM
15. 2026-06-02
    days on market $325,000 Active 30 DOM
16. 2026-06-01
    days on market $325,000 Active 29 DOM
17. 2026-05-31
    days on market $325,000 Active 28 DOM
18. 2026-05-30
    remarks 691-char remark
19. 2026-05-30
    days on market $325,000 Active 27 DOM
20. 2026-05-16
    price $325,000 1364-char remark
21. 2026-05-03
    status Active 1364-char remark
22. 2026-05-03
    price $335,000 1364-char remark
23. 2026-04-26
    historical 1364-char remark
24. 2026-04-25
    historical
25. 2026-04-25
    historical $329,000 1364-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $42,999
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,440
• − Management: −$3,440
• − Depreciation: −$8,727
• Taxable income: $4,587
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $7,989/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This corner lot home in La Siesta Village is in excellent condition with recent upgrades and is move-in ready.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and easier to maintain
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency
• Both Add smart thermostat — Smart thermostat enhances comfort and energy efficiency
• Both Install smart lighting — Smart lighting enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and easier to maintain ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑
• Both Add smart thermostat — Smart thermostat enhances comfort and energy efficiency ↑
• Both Install smart lighting — Smart lighting enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.8% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $299,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-02 Price Changed $315,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-16 Price Changed $325,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-03 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-03 Price Changed $335,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-25 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-25 Coming Soon $329,000 bridgeMLS, Bay East AOR, or Contra Costa AOR