99 Hacienda Dr · Napa, CA 94558

$199,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 202 Days on market

Manufactured home 55+ age-restricted Built 1972 Good condition $188/sqft · 15% below area Est $235k · 15% under ↓ 10% 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 +19.3/30.0
• ARV discount +14.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Manufactured-home adj. -5.0

Listing remarks MLS

This beautifully updated 2-bedroom, 2-bath home in La Siesta Village, one of Napa's most welcoming 55+ communities, offers effortless living in a peaceful cul-de-sac setting just steps from the clubhouse and pool. Thoughtfully improved with modern finishes and low-maintenance landscaping, this home is truly turnkey inside and out. Dual-paned windows fill the living area with natural light, creating a warm and inviting space to relax or gather with friends. The kitchen shines with sleek quartz countertops and a tile backsplash, perfect for everyday cooking or casual entertaining. An expanded walk-in shower blends comfort and style. Numerous upgrades, including a new HVAC system, entry doors, ceiling fans, gutters, and awning, enhance both function and design throughout the home. The property also features two large sheds, providing ample extra storage for hobby gear or seasonal items. Outside, the charming porch is ideal for savoring a quiet morning coffee or unwinding at the end of the day. The garden adds another special touch, with a drip irrigation system and raised beds ready for growing fresh vegetables, herbs, or seasonal fruit. Every detail supports a relaxed and easy lifestyle. La Siesta Village is a vibrant and active community where neighbors connect, socialize, and enjoy the best of Napa living. Just minutes from Napa Valley's world-class dining, wineries, and shops, and a short bike ride to the Vine Trail, offering a wonderful opportunity to immerse yourself in wine country living at its finest.

Key facts

• Quartz countertops
• Peaceful cul-de-sac
• Dual-paned windows

Tags

• UPDATED HOME
• PEACEFUL CUL-DE-SAC
• MODERN FINISHES
• LOW-MAINTENANCE LANDSCAPING
• DUAL-PANED WINDOWS
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.2% 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); 765 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 202 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $234,582
• List price: $199,000
• Delta: -15.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Hacienda Dr #54	0.11mi	2/2.0	1,020 (-3%)	1mo	$182,500	$179	88
40 Falcon Crest Cir #40	0.36mi	2/2.0	1,053 (-0%)	0mo	$250,000	$237	82
110 Falcon Crest Cir	0.35mi	2/2.0	1,056 (0%)	4mo	$399,000	$378	80
44 Hacienda Dr	0.07mi	2/2.0	1,160 (+10%)	1mo	$180,000	$155	79
208 Betsy Pl	0.42mi	2/2.0	1,056 (0%)	3mo	$275,000	$260	78
206 Shirley Ct	0.35mi	2/2.0	1,064 (+1%)	6mo	$249,000	$234	77
15 Camelia Dr	0.47mi	2/2.0	1,080 (+2%)	6mo	$110,000	$102	70
303 Robert Way	0.39mi	2/2.0	1,152 (+9%)	0mo	$231,000	$201	66
312 Stacey Way	0.51mi	2/2.0	1,083 (+3%)	8mo	$230,000	$212	65
236 Reed Cir	0.69mi	2/2.0	1,040 (-2%)	4mo	$240,000	$231	62
130 Reed Cir	0.65mi	3/2.0 (+1)	1,040 (-2%)	2mo	$305,000	$293	60
301 Robert Way	0.39mi	2/2.0	1,188 (+12%)	2mo	$205,000	$173	59

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-14,747
• Equity at exit: $29,672

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-6,959
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 11 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $275,000 ($255/sqft)
• Median days on market: 45 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -12.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94558

• Rents YoY: -0.5%
• Active inventory: 765
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $376

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 78%

Sensitivity live

Price	-10% $514	-5% $445	+0% $376	+5% $307	+10% $239
Rent	-10% $201	-5% $289	+0% $376	+5% $464	+10% $551
Rate	-1.0pp $476	-0.5pp $427	base $376	+0.5pp $325	+1.0pp $272

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3911 Solano Ave Napa, CA	2.0	1.0	875	$2,695	$3.08	5d	1	1.20mi
3663 Solano Ave Napa, CA	1.0–2.0	1.0–2.0	1015	$3,147	$3.10	0d	11	1.44mi

Listing history 50 events

1. 2026-09-23
   days on market $199,000 Active 202 DOM
2. 2026-09-22
   days on market $199,000 Active 201 DOM
3. 2026-09-21
   days on market $199,000 Active 200 DOM
4. 2026-09-20
   days on market $199,000 Active 199 DOM
5. 2026-09-19
   days on market $199,000 Active 198 DOM
6. 2026-09-18
   days on market $199,000 Active 197 DOM
7. 2026-09-17
   days on market $199,000 Active 196 DOM
8. 2026-09-16
   days on market $199,000 Active 195 DOM
9. 2026-09-15
   days on market $199,000 Active 194 DOM
10. 2026-09-14
    days on market $199,000 Active 193 DOM
11. 2026-09-13
    days on market $199,000 Active 192 DOM
12. 2026-09-12
    days on market $199,000 Active 191 DOM
13. 2026-09-11
    days on market $199,000 Active 190 DOM
14. 2026-09-05
    days on market $199,000 Active 184 DOM
15. 2026-09-04
    days on market $199,000 Active 183 DOM
16. 2026-09-03
    days on market $199,000 Active 182 DOM
17. 2026-08-31
    days on market $199,000 Active 179 DOM
18. 2026-08-30
    days on market $199,000 Active 178 DOM
19. 2026-08-29
    days on market $199,000 Active 177 DOM
20. 2026-08-28
    days on market $199,000 Active 176 DOM
21. 2026-08-27
    days on market $199,000 Active 175 DOM
22. 2026-08-26
    days on market $199,000 Active 174 DOM
23. 2026-08-25
    days on market $199,000 Active 173 DOM
24. 2026-08-24
    days on market $199,000 Active 172 DOM
25. 2026-08-23
    days on market $199,000 Active 171 DOM
26. 2026-08-22
    days on market $199,000 Active 170 DOM
27. 2026-08-21
    days on market $199,000 Active 169 DOM
28. 2026-08-20
    days on market $199,000 Active 168 DOM
29. 2026-08-19
    days on market $199,000 Active 167 DOM
30. 2026-08-18
    days on market $199,000 Active 166 DOM
31. 2026-08-17
    days on market $199,000 Active 165 DOM
32. 2026-08-16
    days on market $199,000 Active 164 DOM
33. 2026-08-15
    days on market $199,000 Active 163 DOM
34. 2026-08-14
    days on market $199,000 Active 162 DOM
35. 2026-08-13
    days on market $199,000 Active 161 DOM
36. 2026-08-12
    days on market $199,000 Active 160 DOM
37. 2026-08-11
    days on market $199,000 Active 159 DOM
38. 2026-08-10
    days on market $199,000 Active 158 DOM
39. 2026-08-09
    days on market $199,000 Active 157 DOM
40. 2026-08-08
    days on market $199,000 Active 156 DOM
41. 2026-08-07
    days on market $199,000 Active 155 DOM
42. 2026-08-06
    days on market $199,000 Active 154 DOM
43. 2026-08-05
    days on market $199,000 Active 153 DOM
44. 2026-08-04
    days on market $199,000 Active 152 DOM
45. 2026-08-03
    days on market $199,000 Active 151 DOM
46. 2026-07-31
    days on market $199,000 Active 148 DOM
47. 2026-07-30
    days on market $199,000 Active 147 DOM
48. 2026-07-29
    days on market $199,000 Active 146 DOM
49. 2026-07-27
    days on market $199,000 Active 144 DOM
50. 2026-07-25
    days on market $199,000 Active 142 DOM

ⓘ 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: $26,605
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$5,789
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $4,171/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This beautifully updated 2-bedroom, 2-bath home in La Siesta Village is move-in ready with modern finishes and low-maintenance landscaping.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace dual-paned windows with energy-efficient ones — Reduces energy costs and enhances comfort ↑
• Both Upgrade kitchen appliances — Enhances functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Northwood Elementary Middle Redwood Middle High Vintage High

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

B Composite livability gradescore 70/100

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 · 153,987 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: 13% of renters

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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%

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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%

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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

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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

-10.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $220,000 BAREIS
• 2026-03-04 Listed $230,000 BAREIS
• 2025-11-12 Price Changed $230,000 BAREIS
• 2025-09-03 Listed $245,000 BAREIS