99 Hacienda Dr · Napa, CA 94558

$199,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 156 Days on market

Manufactured home 55+ age-restricted Built 1972 Good condition $188/sqft · 19% below area Est $244k · 19% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• 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. -4.9

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 $312 ($4k/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 8.2% 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); 648 active listings in the ZIP; 1 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 156 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 156 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $244,500
• List price: $199,000
• Delta: -18.61%
• 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
110 Falcon Crest Cir	0.35mi	2/2.0	1,056 (0%)	2mo	$399,000	$378	82
208 Betsy Pl	0.42mi	2/2.0	1,056 (0%)	2mo	$275,000	$260	79
206 Shirley Ct	0.35mi	2/2.0	1,064 (+1%)	5mo	$249,000	$234	78
107 Mobile Ln	0.20mi	2/2.0	1,128 (+7%)	8mo	$170,000	$151	72
15 Camelia Dr	0.47mi	2/2.0	1,080 (+2%)	4mo	$110,000	$102	71
312 Stacey Way	0.51mi	2/2.0	1,083 (+3%)	7mo	$230,000	$212	66
236 Reed Cir	0.69mi	2/2.0	1,040 (-2%)	3mo	$240,000	$231	63
130 Reed Cir	0.65mi	3/2.0 (+1)	1,040 (-2%)	0mo	$305,000	$293	62
301 Robert Way	0.39mi	2/2.0	1,188 (+12%)	0mo	$205,000	$173	60
252 Clover Way	0.37mi	2/2.0	1,152 (+9%)	10mo	$242,000	$210	59
308 Ginger Way	0.44mi	2/2.0	960 (-9%)	9mo	$140,000	$146	57
217 Bernadine Pl	0.53mi	3/2.0 (+1)	1,200 (+14%)	9mo	$305,000	$254	40

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-18,609
• Equity at exit: $29,672

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-14,683
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $265,000 ($250/sqft)
• Median days on market: 26 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -7.4% 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: 648
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,136 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: −$448
• Net cashflow: $312

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $449	-5% $381	+0% $312	+5% $243	+10% $174
Rent	-10% $143	-5% $228	+0% $312	+5% $396	+10% $481
Rate	-1.0pp $412	-0.5pp $362	base $312	+0.5pp $260	+1.0pp $208

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3663 Solano Ave Napa, CA	1.0–3.0	1.0–2.0	1122	$2,742	$2.44	63d	7	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $199,000 Active 156 DOM
2. 2026-08-07
   days on market $199,000 Active 155 DOM
3. 2026-08-06
   days on market $199,000 Active 154 DOM
4. 2026-08-05
   days on market $199,000 Active 153 DOM
5. 2026-08-04
   days on market $199,000 Active 152 DOM
6. 2026-08-03
   days on market $199,000 Active 151 DOM
7. 2026-07-31
   days on market $199,000 Active 148 DOM
8. 2026-07-30
   days on market $199,000 Active 147 DOM
9. 2026-07-29
   days on market $199,000 Active 146 DOM
10. 2026-07-27
    days on market $199,000 Active 144 DOM
11. 2026-07-25
    days on market $199,000 Active 142 DOM
12. 2026-07-24
    days on market $199,000 Active 141 DOM
13. 2026-07-23
    days on market $199,000 Active 140 DOM
14. 2026-07-22
    days on market $199,000 Active 139 DOM
15. 2026-07-21
    days on market $199,000 Active 138 DOM
16. 2026-07-18
    pricedays on market $199,000 Active 135 DOM
17. 2026-07-16
    days on market $220,000 Active 134 DOM
18. 2026-07-16
    days on market $220,000 Active 133 DOM
19. 2026-07-14
    days on market $220,000 Active 132 DOM
20. 2026-07-13
    days on market $220,000 Active 131 DOM
21. 2026-07-12
    days on market $220,000 Active 130 DOM
22. 2026-07-11
    days on market $220,000 Active 129 DOM
23. 2026-07-10
    days on market $220,000 Active 128 DOM
24. 2026-07-09
    days on market $220,000 Active 127 DOM
25. 2026-07-08
    days on market $220,000 Active 126 DOM
26. 2026-07-07
    days on market $220,000 Active 125 DOM
27. 2026-07-06
    days on market $220,000 Active 124 DOM
28. 2026-07-05
    days on market $220,000 Active 123 DOM
29. 2026-07-04
    days on market $220,000 Active 122 DOM
30. 2026-07-03
    days on market $220,000 Active 121 DOM
31. 2026-07-02
    days on market $220,000 Active 120 DOM
32. 2026-07-01
    days on market $220,000 Active 119 DOM
33. 2026-06-30
    days on market $220,000 Active 118 DOM
34. 2026-06-29
    days on market $220,000 Active 117 DOM
35. 2026-06-28
    days on market $220,000 Active 116 DOM
36. 2026-06-28
    days on market $220,000 Active 115 DOM
37. 2026-06-27
    days on market $220,000 Active 114 DOM
38. 2026-06-25
    days on market $220,000 Active 112 DOM
39. 2026-06-23
    days on market $220,000 Active 110 DOM
40. 2026-06-21
    days on market $220,000 Active 109 DOM
41. 2026-06-18
    days on market $220,000 Active 106 DOM
42. 2026-06-17
    days on market $220,000 Active 105 DOM
43. 2026-06-16
    days on market $220,000 Active 104 DOM
44. 2026-06-15
    days on market $220,000 Active 103 DOM
45. 2026-06-14
    days on market $220,000 Active 101 DOM
46. 2026-06-13
    days on market $220,000 Active 100 DOM
47. 2026-06-10
    days on market $220,000 Active 98 DOM
48. 2026-06-09
    days on market $220,000 Active 97 DOM
49. 2026-06-08
    days on market $220,000 Active 96 DOM
50. 2026-06-07
    days on market $220,000 Active 95 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: $25,627
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,789
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,596/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