6468 Washington St #72 · Yountville, CA 94599

$295,000

2 bd · 2.0 ba · 1,404 sqft · Manufactured · 58 Days on market

Built 2003 $210/sqft · at area comps Est $295k · at est.

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Why this score? — see what drove the B 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 +9.2/10.0
• ARV discount +7.5/15.0
• 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

Enjoy easy Wine Country living in Rancho de Napa, a desirable 55+ community in Yountville. This light and bright 2-bedroom, 2-bath home offers 1,400 square feet with a rare dual en suite layout, both bedrooms also feature ample closet space, making it ideal for guests or shared living. This 2003 Silvercrest Cottage model is nicely appointed throughout, featuring central HVAC, plantation shutters, indoor laundry, and a kitchen with pantry storage. The living room fireplace adds warmth and charm, while a new roof scheduled for installation provides added value. Complete with a detached workshop/storage space and a two-car tandem carport, and positioned near the clubhouse and just minutes from Vintner's Golf Club plus renowned dining and wineries, this is Napa Valley living made easy.

Key facts

• Central hvac
• Dual en suite layout
• Ample closet space

Tags

• DUAL EN SUITE LAYOUT
• AMPLE CLOSET SPACE
• CENTRAL HVAC
• PLANTATION SHUTTERS
• INDOOR LAUNDRY
• KITCHEN WITH PANTRY STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $295k.

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 $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 0.9% 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.
• Zoned schools: Redwood Middle (915 students, 65% FRL); Vintage High (1,753 students, 53% FRL) — zoned schools average 59% FRL vs 38% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3k of equity ($2k loan paydown + $900 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 $83k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($286k) 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.42% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (median comp): $295,000
• List price: $295,000
• Delta: —
• Verdict: FAIR
• Comps: 17 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 #17	0.00mi	2/2.0	1,440 (+3%)	3mo	$170,000	$118	94
6468 Washington St #110	0.00mi	2/2.0	1,440 (+3%)	8mo	$230,000	$160	89
6468 Washington St #3	0.00mi	2/2.0	1,344 (-4%)	9mo	$235,000	$175	85
6468 Washington St #178	0.00mi	3/2.0 (+1)	1,344 (-4%)	3mo	$295,000	$219	85
6468 Washington St #122	0.00mi	2/2.0	1,344 (-4%)	11mo	$220,000	$164	84
6468 Washington St #45	0.00mi	3/2.0 (+1)	1,500 (+7%)	2mo	$445,000	$297	82
6468 Washington St, Spc 63	0.00mi	3/2.0 (+1)	1,344 (-4%)	11mo	$265,500	$198	79
6468 Washington St #16	0.00mi	3/2.0 (+1)	1,560 (+11%)	3mo	$309,500	$198	74
160 Port Cir	0.13mi	3/2.0 (+1)	1,493 (+6%)	7mo	$475,000	$318	73
6468 Washington St #42	0.00mi	2/2.0	1,568 (+12%)	11mo	$449,500	$287	72
6468 Washington St #13	0.00mi	3/2.0 (+1)	1,248 (-11%)	8mo	$350,000	$280	70
6468 Washington St #165	0.00mi	3/2.0 (+1)	1,560 (+11%)	10mo	$320,000	$205	68

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: 23.5%
• Equity multiple: 2.16×
• Total profit: $95,592
• Equity at exit: $90,188

10-year hold

• IRR: 27.1%
• Equity multiple: 4.09×
• Total profit: $255,184
• Equity at exit: $112,094

Cash invested: $82,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,180 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $1,572

Break-even live

Break-even rent $2,191

Max offer price $295,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,739	-5% $1,655	+0% $1,572	+5% $1,488	+10% $1,405
Rent	-10% $1,241	-5% $1,406	+0% $1,572	+5% $1,737	+10% $1,902
Rate	-1.0pp $1,720	-0.5pp $1,647	base $1,572	+0.5pp $1,495	+1.0pp $1,417

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: $73,750
• Closing costs: $8,850
• 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	45d	1	0.17mi
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
13 Foxglove Ln Yountville, CA	3.0	3.0	1776	$5,500	$3.10	15d	1	0.64mi
6801 Yount St Yountville, CA	3.0	2.0	1260	$2,750	$2.18	15d	1	0.78mi

Listing history 2 events

1. 2026-05-08
   historical Contingent (Show) 792-char remark

   Show marketing remark (792 chars)

   Enjoy easy Wine Country living in Rancho de Napa, a desirable 55+ community in Yountville. This light and bright 2-bedroom, 2-bath home offers 1,400 square feet with a rare dual en suite layout, both bedrooms also feature ample closet space, making it ideal for guests or shared living. This 2003 Silvercrest Cottage model is nicely appointed throughout, featuring central HVAC, plantation shutters, indoor laundry, and a kitchen with pantry storage. The living room fireplace adds warmth and charm, while a new roof scheduled for installation provides added value. Complete with a detached workshop/storage space and a two-car tandem carport, and positioned near the clubhouse and just minutes from Vintner's Golf Club plus renowned dining and wineries, this is Napa Valley living made easy.

2. 2026-03-30
   listed $295,000 Active 792-char remark

   Show marketing remark (792 chars)

   Enjoy easy Wine Country living in Rancho de Napa, a desirable 55+ community in Yountville. This light and bright 2-bedroom, 2-bath home offers 1,400 square feet with a rare dual en suite layout, both bedrooms also feature ample closet space, making it ideal for guests or shared living. This 2003 Silvercrest Cottage model is nicely appointed throughout, featuring central HVAC, plantation shutters, indoor laundry, and a kitchen with pantry storage. The living room fireplace adds warmth and charm, while a new roof scheduled for installation provides added value. Complete with a detached workshop/storage space and a two-car tandem carport, and positioned near the clubhouse and just minutes from Vintner's Golf Club plus renowned dining and wineries, this is Napa Valley living made easy.

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,513/yr (+$126/mo · 207.4%)

ⓘ 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 · 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: $50,160
• − Mortgage interest: −$16,525
• − Property taxes: −$729
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,013
• − Management: −$4,013
• − Depreciation: −$8,582
• Taxable income: $14,824
• Est. tax owed @ 24.0%: −$3,558
• After-tax cash flow: $15,300/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

2 events — show timeline

• 2026-05-08 Contingent — BAREIS
• 2026-03-30 Listed $295,000 BAREIS

Property tax history

-0.5%/yr

Latest (2025): $729 · -12.1% YoY. Source: county tax records.