6468 Washington St #204 · Yountville, CA 94599

$215,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 372 Days on market

Built 1990 $172/sqft · 18% below area Est $262k · 18% under ↓ 37% since listing

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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 +15.0/15.0
• 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

Unbeatable location, situated in the heart of Napa Valley. This beautifully updated mobile home is nestled in one of the most sought-after 55+ communities just steps from world-renowned restaurants, wineries, and everything the valley has to offer. The community itself is a hidden gem, featuring top-tier amenities like a swimming pool, bocce courts, a dog park, and a clubhouse with a library perfect for both relaxation and recreation. The home offers a spacious and functional layout. The kitchen flows seamlessly into the living room, featuring bar seating and a skylight, creating a bright and inviting space. Just off the living area, you'll also find a private sitting area by the fireplace. The spacious primary bedroom includes a walk-in closet, a private slider to the covered deck, and a walk-in shower with a skylight in the ensuite bath. With central heating and air, dual-pane windows, and ample storage throughout, this home is both comfortable and functional. Mature landscaping offers a peaceful atmosphere, and the home is just steps away from visitor parking, community amenities, and world-renowned restaurants. Don't miss the chance to make this home your own!

Key facts

• Dog park
• Bocce courts
• Top-tier amenities

Tags

• TOP-TIER AMENITIES
• SWIMMING POOL
• BOCCE COURTS
• DOG PARK
• CLUBHOUSE WITH LIBRARY
• PRIVATE SITTING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 0.6% 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: 21 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($1k loan paydown + $656 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 $60k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $70k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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: 1.66% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.73%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $261,573
• List price: $215,000
• Delta: -17.81%
• Verdict: UNDERPRICED
• Comps: 15 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 #13	0.00mi	3/2.0 (+1)	1,248 (0%)	8mo	$350,000	$280	88
6468 Washington St #3	0.00mi	2/2.0	1,344 (+8%)	9mo	$235,000	$175	80
6468 Washington St #178	0.00mi	3/2.0 (+1)	1,344 (+8%)	3mo	$295,000	$219	79
180 Sherry Cir	0.14mi	2/2.0	1,152 (-8%)	2mo	$25,000	$22	79
6468 Washington St #122	0.00mi	2/2.0	1,344 (+8%)	11mo	$220,000	$164	78
6468 Washington St, Spc 63	0.00mi	3/2.0 (+1)	1,344 (+8%)	11mo	$265,500	$198	73
154 Gamay Cir	0.12mi	3/2.0 (+1)	1,326 (+6%)	12mo	$77,000	$58	69
6468 Washington St #112	0.00mi	3/2.0 (+1)	1,344 (+8%)	20mo	$260,000	$193	66
6468 - 2080 Washington St #222	0.00mi	3/2.0 (+1)	1,344 (+8%)	20mo	$380,000	$283	66
151 Gamay Cir	0.13mi	2/2.0	1,423 (+14%)	12mo	$435,000	$306	60
103 Claret Cir	0.22mi	2/2.0	1,140 (-9%)	19mo	$155,000	$136	59
179 Sherry Cir	0.13mi	2/2.0	1,080 (-14%)	15mo	$145,000	$134	59

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: 27.6%
• Equity multiple: 2.37×
• Total profit: $82,282
• Equity at exit: $65,730

10-year hold

• IRR: 31.1%
• Equity multiple: 4.55×
• Total profit: $213,610
• Equity at exit: $81,696

Cash invested: $60,200 (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: 21
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,578 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $1,341

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,490	-5% $1,415	+0% $1,341	+5% $1,267	+10% $1,192
Rent	-10% $1,058	-5% $1,200	+0% $1,341	+5% $1,482	+10% $1,624
Rate	-1.0pp $1,449	-0.5pp $1,396	base $1,341	+0.5pp $1,285	+1.0pp $1,229

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Oak Leaf Ct Yountville, CA	2.0	1.0	957	$3,895	$4.07	45d	1	0.21mi
6600 Yount St #19 Yountville, CA	2.0	1.5	1082	$4,200	$3.88	15d	1	0.56mi
Yount St Yountville, CA	3.0	2.0	1260	$2,900	$2.30	22d	1	0.64mi
6801 Yount St Yountville, CA	3.0	2.0	1260	$2,750	$2.18	15d	1	0.78mi

Listing history 29 events

1. 2026-06-21
   days on market $215,000 Active 372 DOM
2. 2026-06-18
   days on market $215,000 Active 369 DOM
3. 2026-06-17
   days on market $215,000 Active 368 DOM
4. 2026-06-16
   pricedays on market $215,000 Active 367 DOM
5. 2026-06-15
   days on market $230,000 Active 366 DOM
6. 2026-06-14
   days on market $230,000 Active 364 DOM
7. 2026-06-13
   days on market $230,000 Active 363 DOM
8. 2026-06-10
   days on market $230,000 Active 361 DOM
9. 2026-06-09
   days on market $230,000 Active 360 DOM
10. 2026-06-08
    days on market $230,000 Active 359 DOM
11. 2026-06-07
    days on market $230,000 Active 358 DOM
12. 2026-06-05
    days on market $230,000 Active 355 DOM
13. 2026-06-03
    days on market $230,000 Active 354 DOM
14. 2026-06-02
    days on market $230,000 Active 353 DOM
15. 2026-06-01
    days on market $230,000 Active 352 DOM
16. 2026-05-31
    days on market $230,000 Active 351 DOM
17. 2026-05-30
    days on market $230,000 Active 350 DOM
18. 2026-01-13
    status Active 1186-char remark

    Show marketing remark (1186 chars)

    Unbeatable location, situated in the heart of Napa Valley. This beautifully updated mobile home is nestled in one of the most sought-after 55+ communities just steps from world-renowned restaurants, wineries, and everything the valley has to offer. The community itself is a hidden gem, featuring top-tier amenities like a swimming pool, bocce courts, a dog park, and a clubhouse with a library perfect for both relaxation and recreation. The home offers a spacious and functional layout. The kitchen flows seamlessly into the living room, featuring bar seating and a skylight, creating a bright and inviting space. Just off the living area, you'll also find a private sitting area by the fireplace. The spacious primary bedroom includes a walk-in closet, a private slider to the covered deck, and a walk-in shower with a skylight in the ensuite bath. With central heating and air, dual-pane windows, and ample storage throughout, this home is both comfortable and functional. Mature landscaping offers a peaceful atmosphere, and the home is just steps away from visitor parking, community amenities, and world-renowned restaurants. Don't miss the chance to make this home your own!

19. 2025-11-15
    price $230,000 1186-char remark

    Show marketing remark (1186 chars)

    Unbeatable location, situated in the heart of Napa Valley. This beautifully updated mobile home is nestled in one of the most sought-after 55+ communities just steps from world-renowned restaurants, wineries, and everything the valley has to offer. The community itself is a hidden gem, featuring top-tier amenities like a swimming pool, bocce courts, a dog park, and a clubhouse with a library perfect for both relaxation and recreation. The home offers a spacious and functional layout. The kitchen flows seamlessly into the living room, featuring bar seating and a skylight, creating a bright and inviting space. Just off the living area, you'll also find a private sitting area by the fireplace. The spacious primary bedroom includes a walk-in closet, a private slider to the covered deck, and a walk-in shower with a skylight in the ensuite bath. With central heating and air, dual-pane windows, and ample storage throughout, this home is both comfortable and functional. Mature landscaping offers a peaceful atmosphere, and the home is just steps away from visitor parking, community amenities, and world-renowned restaurants. Don't miss the chance to make this home your own!

20. 2025-08-05
    price $249,000 1186-char remark

    Show marketing remark (1186 chars)

    Unbeatable location, situated in the heart of Napa Valley. This beautifully updated mobile home is nestled in one of the most sought-after 55+ communities just steps from world-renowned restaurants, wineries, and everything the valley has to offer. The community itself is a hidden gem, featuring top-tier amenities like a swimming pool, bocce courts, a dog park, and a clubhouse with a library perfect for both relaxation and recreation. The home offers a spacious and functional layout. The kitchen flows seamlessly into the living room, featuring bar seating and a skylight, creating a bright and inviting space. Just off the living area, you'll also find a private sitting area by the fireplace. The spacious primary bedroom includes a walk-in closet, a private slider to the covered deck, and a walk-in shower with a skylight in the ensuite bath. With central heating and air, dual-pane windows, and ample storage throughout, this home is both comfortable and functional. Mature landscaping offers a peaceful atmosphere, and the home is just steps away from visitor parking, community amenities, and world-renowned restaurants. Don't miss the chance to make this home your own!

21. 2025-06-13
    listed $285,000 Active 1186-char remark

    Show marketing remark (1186 chars)

    Unbeatable location, situated in the heart of Napa Valley. This beautifully updated mobile home is nestled in one of the most sought-after 55+ communities just steps from world-renowned restaurants, wineries, and everything the valley has to offer. The community itself is a hidden gem, featuring top-tier amenities like a swimming pool, bocce courts, a dog park, and a clubhouse with a library perfect for both relaxation and recreation. The home offers a spacious and functional layout. The kitchen flows seamlessly into the living room, featuring bar seating and a skylight, creating a bright and inviting space. Just off the living area, you'll also find a private sitting area by the fireplace. The spacious primary bedroom includes a walk-in closet, a private slider to the covered deck, and a walk-in shower with a skylight in the ensuite bath. With central heating and air, dual-pane windows, and ample storage throughout, this home is both comfortable and functional. Mature landscaping offers a peaceful atmosphere, and the home is just steps away from visitor parking, community amenities, and world-renowned restaurants. Don't miss the chance to make this home your own!

22. 2025-02-25
    price $285,000
23. 2025-02-02
    status Active
24. 2024-09-16
    status Active
25. 2024-08-09
    price $299,000
26. 2024-07-01
    price $325,000
27. 2024-05-22
    price $335,000
28. 2024-04-03
    price $345,000
29. 2024-03-15
    listed $365,000 Active

ⓘ 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: $42,940
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,435
• − Management: −$3,435
• − Depreciation: −$6,255
• Taxable income: $13,472
• Est. tax owed @ 24.0%: −$3,233
• After-tax cash flow: $12,860/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

-37.0% since first listed

12 events — show timeline

• 2026-01-13 Relisted — BAREIS
• 2025-11-15 Price Changed $230,000 BAREIS
• 2025-08-05 Price Changed $249,000 BAREIS
• 2025-06-13 Listed $285,000 BAREIS
• 2025-02-25 Price Changed $285,000 BAREIS
• 2025-02-02 Relisted — BAREIS
• 2024-09-16 Relisted — BAREIS
• 2024-08-09 Price Changed $299,000 BAREIS
• 2024-07-01 Price Changed $325,000 BAREIS
• 2024-05-22 Price Changed $335,000 BAREIS
• 2024-04-03 Price Changed $345,000 BAREIS
• 2024-03-15 Listed $365,000 BAREIS

Property tax history

-0.1%/yr

Latest (2025): $320 · -4.5% YoY. Source: county tax records.