2412 Foothill Blvd #47 · Calistoga, CA 94515

$137,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 276 Days on market

Built 1971 $143/sqft · 8% above area Est $126k · 8% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• ARV discount +3.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a natural setting where you can sit outside on your deck or backyard to watch the birds and listen to the wind in the trees, you want to see this mobile home in Rancho Calistoga Senior Park. This home features a nice size living room with a dining room off to the side. Both living room and dining rooms have large windows to let in the light and bring the outside in! The kitchen is off the dining room and has all the appliances you need, refrigerator, full gas range, dishwasher, microwave, and washer/dryer in the closet. Down the hall you will find the bath with a step-in shower for easy in and out, and two bedrooms with walk-in closets. Outside is the shangri-la sitting deck with hummingbirds flying in for a snack and the back yard surrounded by trees with a place to entertain your guests. And don't forget the almost new clubhouse with a pool and spa. The clubhouse is the perfect place to meet your neighbors for a board game or for sharing a meal together. Come see this home and community! Low space rent of $781. Reduced to $137,000 for quick sale!

Key facts

• Sitting deck
• Back yard
• Clubhouse

Tags

• SITTING DECK
• BACK YARD
• STEP-IN SHOWER
• WALK-IN CLOSETS
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $137k.

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 ($3k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 2.4% in Calistoga — 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 63/100 on livability (#448 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-; Watch: schools D+, amenities F, commute F.
• Calistoga Joint Unified (town): math 33% / reading 51% proficiency, ranked #624 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $947 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $137k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 20.14%
• Cash-on-cash: 49.46%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $126,304
• List price: $137,000
• Delta: 8.47%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.05×
• Total profit: $78,557
• Equity at exit: $20,427

10-year hold

• IRR: 52.8%
• Equity multiple: 6.17×
• Total profit: $198,281
• Equity at exit: $11,845

Cash invested: $38,360 (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 94515

• Active inventory: 106
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,581

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 46%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Cedar St Calistoga, CA	2.0	1.0	962	$3,200	$3.33	13d	1	0.39mi

Listing history 10 events

1. 2026-05-20
   price $137,000 1088-char remark

   Show marketing remark (1088 chars)

   If you are looking for a natural setting where you can sit outside on your deck or backyard to watch the birds and listen to the wind in the trees, you want to see this mobile home in Rancho Calistoga Senior Park. This home features a nice size living room with a dining room off to the side. Both living room and dining rooms have large windows to let in the light and bring the outside in! The kitchen is off the dining room and has all the appliances you need, refrigerator, full gas range, dishwasher, microwave, and washer/dryer in the closet. Down the hall you will find the bath with a step-in shower for easy in and out, and two bedrooms with walk-in closets. Outside is the shangri-la sitting deck with hummingbirds flying in for a snack and the back yard surrounded by trees with a place to entertain your guests. And don't forget the almost new clubhouse with a pool and spa. The clubhouse is the perfect place to meet your neighbors for a board game or for sharing a meal together. Come see this home and community! Low space rent of $781. Reduced to $137,000 for quick sale!

2. 2025-09-27
   price $138,900 1088-char remark

   Show marketing remark (1088 chars)

   If you are looking for a natural setting where you can sit outside on your deck or backyard to watch the birds and listen to the wind in the trees, you want to see this mobile home in Rancho Calistoga Senior Park. This home features a nice size living room with a dining room off to the side. Both living room and dining rooms have large windows to let in the light and bring the outside in! The kitchen is off the dining room and has all the appliances you need, refrigerator, full gas range, dishwasher, microwave, and washer/dryer in the closet. Down the hall you will find the bath with a step-in shower for easy in and out, and two bedrooms with walk-in closets. Outside is the shangri-la sitting deck with hummingbirds flying in for a snack and the back yard surrounded by trees with a place to entertain your guests. And don't forget the almost new clubhouse with a pool and spa. The clubhouse is the perfect place to meet your neighbors for a board game or for sharing a meal together. Come see this home and community! Low space rent of $781. Reduced to $137,000 for quick sale!

3. 2025-08-26
   listed $141,900 Active 1088-char remark

   Show marketing remark (1088 chars)

   If you are looking for a natural setting where you can sit outside on your deck or backyard to watch the birds and listen to the wind in the trees, you want to see this mobile home in Rancho Calistoga Senior Park. This home features a nice size living room with a dining room off to the side. Both living room and dining rooms have large windows to let in the light and bring the outside in! The kitchen is off the dining room and has all the appliances you need, refrigerator, full gas range, dishwasher, microwave, and washer/dryer in the closet. Down the hall you will find the bath with a step-in shower for easy in and out, and two bedrooms with walk-in closets. Outside is the shangri-la sitting deck with hummingbirds flying in for a snack and the back yard surrounded by trees with a place to entertain your guests. And don't forget the almost new clubhouse with a pool and spa. The clubhouse is the perfect place to meet your neighbors for a board game or for sharing a meal together. Come see this home and community! Low space rent of $781. Reduced to $137,000 for quick sale!

4. 2015-05-22
   soldstatus $42,000 Sold 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

5. 2015-05-12
   historical Pending 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

6. 2015-04-23
   historical Contingent 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

7. 2015-04-16
   price $42,000 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

8. 2014-11-07
   price $50,000 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

9. 2014-10-11
   price $55,000 366-char remark

   Show marketing remark (366 chars)

   Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

10. 2014-09-02
    listed $60,000 Active 366-char remark

    Show marketing remark (366 chars)

    Low price for an awesome Senior Park home. This home has been well maintained and has a large private back yard with a nice big tree. New dual pane windows and views of the hills. A nice large deck you will love! You can't beat this deal for the money! Wonderful clubhouse with inground pool and spa in park. RV parking in this Senior Park for just $35.00 per month.

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$3,985
• Taxable income: $17,856
• Est. tax owed @ 24.0%: −$4,286
• After-tax cash flow: $14,689/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: Calistoga Joint Unified
• NCES district ID: 0607020
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $60,716
• Composite: 39.48/100
• National rank: #8101
• State rank: #624 of 1400 in CA

Livability — Calistoga

• Score: 63/100
• State rank: #448
• US rank: #15176

Category grades

Amenities F 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: Calistoga, CA
• Population (ZIP): 6,921

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 18% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 25% · Canada
• Languages at home: 64% English-only · Spanish 34% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -476.46%
• Current HPI: 244.6548
• 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

+128.3% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $137,000 BAREIS
• 2025-09-27 Price Changed $138,900 BAREIS
• 2025-08-26 Listed $141,900 BAREIS
• 2015-05-22 Sold (MLS) $42,000 BAREIS
• 2015-05-12 Delisted — BAREIS
• 2015-04-23 Contingent — BAREIS
• 2015-04-16 Price Changed $42,000 BAREIS
• 2014-11-07 Price Changed $50,000 BAREIS
• 2014-10-11 Price Changed $55,000 BAREIS
• 2014-09-02 Listed $60,000 BAREIS