244 American Canyon Rd #33 · American Canyon, CA 94503

$135,000

2 bd · 2.0 ba · 700 sqft · Manufactured · 70 Days on market

Built 1971 $193/sqft · 10% above area Est $123k · 10% 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 +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live affordably in Napa Valley by owning this cute and cozy mobile home in Napa Olympia Mobilodge. It features 2 bedrooms, 2 bathrooms, a laundry room, and a private backyard. Napa Olympia Mobilodge is an all-ages park featuring a club house, swimming pool, and recreational facilities. This home is perfect to start your homeownership journey or to downsize and live comfortably for many years to come. It’s close to Hwy 29, shopping centers, restaurants, American Canyon Highschool, and minutes away from the world-renowned beautiful Napa Valley Wineries.

Key facts

• Private backyard
• Close to hwy 29
• Swimming pool

Tags

• PRIVATE BACKYARD
• CLUB HOUSE
• SWIMMING POOL
• RECREATIONAL FACILITIES
• CLOSE TO HWY 29
• CLOSE TO SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.2% in American Canyon — 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 74/100 on livability (#133 in CA, #4,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, amenities 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.
• Market conditions: 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

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

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,151
• List price: $135,000
• Delta: 9.62%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Broadway St #26	0.13mi	2/1.5	672 (-4%)	10mo	$125,000	$186	77
260 American Canyon Rd #13	0.19mi	2/1.0	768 (+10%)	12mo	$78,000	$102	61
244 American Canyon Rd #11	0.00mi	2/1.0	800 (+14%)	21mo	$160,000	$200	55
2525 Flosden Rd #43	0.71mi	2/1.0	720 (+3%)	10mo	$125,000	$174	49
2525 Flosden Rd #51	0.71mi	2/1.0	672 (-4%)	22mo	$59,000	$88	38
2525 Flosden Rd #87	0.62mi	2/1.0	800 (+14%)	22mo	$99,000	$124	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $29,231
• Equity at exit: $20,129

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $91,354
• Equity at exit: $11,672

Cash invested: $37,800 (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 94503

• Home prices YoY: -21.0%
• Active inventory: 65
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $802

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 58%

Sensitivity live

Price	-10% $895	-5% $849	+0% $802	+5% $755	+10% $709
Rent	-10% $628	-5% $715	+0% $802	+5% $889	+10% $975
Rate	-1.0pp $870	-0.5pp $836	base $802	+0.5pp $767	+1.0pp $731

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Broadway Unit 105 Vallejo, CA	1.0	1.0	589	$1,795	$3.05	14d	1	0.69mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	44d	1	0.71mi
35 Peacock Cir American Canyon, CA	1.0	1.0	450	$1,950	$4.33	44d	1	1.12mi

Listing history 15 events

1. 2026-06-02
   status $135,000 Pending 70 DOM
2. 2026-06-01
   days on market $135,000 Active 70 DOM
3. 2026-05-31
   days on market $135,000 Active 69 DOM
4. 2026-05-30
   days on market $135,000 Active 68 DOM
5. 2026-04-09
   status Active 566-char remark

   Show marketing remark (566 chars)

   Live affordably in Napa Valley by owning this cute and cozy mobile home in Napa Olympia Mobilodge. It features 2 bedrooms, 2 bathrooms, a laundry room, and a private backyard. Napa Olympia Mobilodge is an all-ages park featuring a club house, swimming pool, and recreational facilities. This home is perfect to start your homeownership journey or to downsize and live comfortably for many years to come. It’s close to Hwy 29, shopping centers, restaurants, American Canyon Highschool, and minutes away from the world-renowned beautiful Napa Valley Wineries.

6. 2026-03-31
   status Pending 566-char remark

   Show marketing remark (566 chars)

   Live affordably in Napa Valley by owning this cute and cozy mobile home in Napa Olympia Mobilodge. It features 2 bedrooms, 2 bathrooms, a laundry room, and a private backyard. Napa Olympia Mobilodge is an all-ages park featuring a club house, swimming pool, and recreational facilities. This home is perfect to start your homeownership journey or to downsize and live comfortably for many years to come. It’s close to Hwy 29, shopping centers, restaurants, American Canyon Highschool, and minutes away from the world-renowned beautiful Napa Valley Wineries.

7. 2026-03-14
   listed $135,000 Active 566-char remark

   Show marketing remark (566 chars)

   Live affordably in Napa Valley by owning this cute and cozy mobile home in Napa Olympia Mobilodge. It features 2 bedrooms, 2 bathrooms, a laundry room, and a private backyard. Napa Olympia Mobilodge is an all-ages park featuring a club house, swimming pool, and recreational facilities. This home is perfect to start your homeownership journey or to downsize and live comfortably for many years to come. It’s close to Hwy 29, shopping centers, restaurants, American Canyon Highschool, and minutes away from the world-renowned beautiful Napa Valley Wineries.

8. 2022-03-04
   soldstatus $128,000 Sold 506-char remark

   Show marketing remark (506 chars)

   This home is conveniently located in the quite and peaceful Napa Olympia Mobile Home Park, located in the hearth of American Canyon City. walking distance from the High School, it is in the Napa Valley School District. Park has clubhouse , community pool and play area, laundry room that includes both a washer and dryer. Pets-Dogs are permitted under board approval. Property to be sol in its present as is condition. This property was recently remodeled outside. Thank you for the interest in our listing

9. 2022-03-04
   soldstatus $128,000

   Show marketing remark (506 chars)

   This home is conveniently located in the quite and peaceful Napa Olympia Mobile Home Park, located in the hearth of American Canyon City. walking distance from the High School, it is in the Napa Valley School District. Park has clubhouse , community pool and play area, laundry room that includes both a washer and dryer. Pets-Dogs are permitted under board approval. Property to be sol in its present as is condition. This property was recently remodeled outside. Thank you for the interest in our listing

10. 2021-12-27
    status Pending (Do Not Show) 506-char remark

    Show marketing remark (506 chars)

    This home is conveniently located in the quite and peaceful Napa Olympia Mobile Home Park, located in the hearth of American Canyon City. walking distance from the High School, it is in the Napa Valley School District. Park has clubhouse , community pool and play area, laundry room that includes both a washer and dryer. Pets-Dogs are permitted under board approval. Property to be sol in its present as is condition. This property was recently remodeled outside. Thank you for the interest in our listing

11. 2021-12-16
    listed $124,950 Active 506-char remark

    Show marketing remark (506 chars)

    This home is conveniently located in the quite and peaceful Napa Olympia Mobile Home Park, located in the hearth of American Canyon City. walking distance from the High School, it is in the Napa Valley School District. Park has clubhouse , community pool and play area, laundry room that includes both a washer and dryer. Pets-Dogs are permitted under board approval. Property to be sol in its present as is condition. This property was recently remodeled outside. Thank you for the interest in our listing

12. 2021-12-15
    listed $124,950
13. 2013-09-27
    soldstatus $14,900 Sold
14. 2013-08-25
    status Pending
15. 2013-07-27
    listed $14,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,352
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$3,927
• Taxable income: $7,947
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $7,716/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 — American Canyon

• Score: 74/100
• State rank: #133
• US rank: #4684

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Canyon, CA
• County: Napa County · 120,669 people
• City population: 21,841
• Metro: Napa, CA
• Population (ZIP): 21,841
• Household income: $121,088
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 486.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 33% Hispanic / Latino 31% White 21% Two or more races 15% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 22% Tagalog/Filipino 15% Other Indo-European 3%

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: ▼ -97.47%
• Current HPI: 366.9139
• Rent YoY: —
• Metro: Napa, CA
• 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

+806.0% since first listed

11 events — show timeline

• 2026-04-09 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-14 Listed $135,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-04 Sold (MLS) $128,000 San Francisco MLS
• 2022-03-04 Sold (MLS) $128,000 MLSListings
• 2021-12-27 Pending — MLSListings
• 2021-12-16 Listed $124,950 MLSListings
• 2021-12-15 Listed $124,950 San Francisco MLS
• 2013-09-27 Sold (MLS) $14,900 BAREIS
• 2013-08-25 Pending — BAREIS
• 2013-07-27 Listed $14,900 BAREIS