1629 Hillview Pl Unit B · St. Helena, CA 94574

$507,000

3 bd · 2.0 ba · 1,818 sqft · SingleFamily · 91 Days on market

Built 1966 Excellent condition 7,754 sqft lot

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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 +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New co-ownership opportunity by Pacaso: Own one-eighth of Jade, a professionally managed, turnkey home. Jade is a 3-bedroom, 2-bath home in St. Helena that blends clean architectural lines with warm natural materials. Beamed vaulted ceilings rise above hardwood floors, while crisp plaster walls and matte black fixtures create a modern aesthetic throughout. The open kitchen and dining area features a waterfall-edge island, gas fireplace and seamless flow for entertaining. A second fireplace warms the living room, which opens to the backyard with a pool, covered outdoor kitchen and multiple lounge areas. Located near downtown St. Helena, the home offers convenient access to restaurants, tasti

Key facts

• Turnkey home
• Black roof
• Historic st helena

Tags

• TURNKEY HOME
• HISTORIC ST HELENA
• WHITE VERTICAL SIDING
• BLACK ROOF
• BLACK CLAD WINDOWS
• OPEN PLAN DINING ROOM

Property features AI

Finance

• HOA & community: No association; Not a senior community

Exterior

• Parking: See remarks for parking information
• Utilities: Public sewer
• Home design: Residential co-ownership property; Single-story living area (1 story shown); Main level includes bedroom(s), dining room, full bath(s), garage, kitchen, living room and street entrance
• Construction: Updated/remodeled construction
• Exterior features: Garden; Landscaped front yard; Landscaped back yard; Private built-in pool; Built-in spa / hot tub; No horses allowed

Interior

• Kitchen: Kitchen island; Quartz countertops; Dishwasher; Microwave; Free standing refrigerator; Ice maker
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled condition; Gas log fireplace; Multi/split levels; No basement
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $507k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $507k).
• Recommended offer: $461k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.7% in St. Helena — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Saint Helena Unified (town): math 50% / reading 67% proficiency, ranked #231 of 1,400 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• At $6,914/mo this rent would consume 59% of the median local household income ($139k/yr) (locally 383% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k 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 $142k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($461k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 9→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $461,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $1,796,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 Scott St	0.10mi	3/1.5	1,615 (-11%)	8mo	$2,367,000	$1,466	68
1628 Hillview Pl	0.02mi	4/3.5 (+1)	1,965 (+8%)	9mo	$2,100,000	$1,069	67
1636 Scott St	0.08mi	4/3.5 (+1)	1,908 (+5%)	14mo	$1,900,000	$996	66
1434 Oak Ave	0.35mi	2/2.0 (-1)	1,858 (+2%)	16mo	$2,100,000	$1,130	62
1916 Vineyard Ave	0.19mi	2/2.5 (-1)	1,735 (-5%)	18mo	$2,150,000	$1,239	62
1148 Hudson Ave	0.55mi	2/2.0 (-1)	1,792 (-1%)	10mo	$1,450,000	$809	58
1565 Pine St	0.19mi	2/2.0 (-1)	1,557 (-14%)	8mo	$900,000	$578	55
844 Signorelli Cir	0.72mi	3/2.0	2,020 (+11%)	3mo	$1,250,000	$619	46
928 Hunt Ave	0.60mi	3/2.5	2,043 (+12%)	6mo	$1,593,822	$780	45
969 Valley View St	0.71mi	3/2.0	1,635 (-10%)	10mo	$1,060,000	$648	42
906 Signorelli Cir	0.70mi	3/2.0	2,020 (+11%)	12mo	$1,415,000	$700	39
1605 Sylvaner Ave	0.74mi	3/3.0	1,974 (+9%)	10mo	$1,950,000	$988	39

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $42,696
• Equity at exit: $75,595

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $198,234
• Equity at exit: $43,836

Cash invested: $141,960 (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 94574

• Active inventory: 127
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $6,914 medium
• Mortgage (P&I): −$2,659
• Tax est. 1.5%: −$634 /mo · $7,605/yr
• Insurance: −$211
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,452
• Net cashflow: $1,959

Break-even live

Break-even rent $4,435

Max offer price $507,000

Occupancy floor 67%

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: $126,750
• Closing costs: $15,210
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Hillview Pl Saint Helena, CA	2.0	2.5	1583	$12,500	$7.90	21d	1	0.11mi
1655 Scott St Saint Helena, CA	3.0	3.0	2074	$6,500	$3.13	21d	1	0.12mi
844 Signorelli Cir Saint Helena, CA	3.0	2.0	2020	$5,495	$2.72	21d	1	0.73mi
704 Hunt Ave Saint Helena, CA	3.0	2.5	2426	$8,000	$3.30	13d	1	0.83mi
1082 Mariposa Ln Saint Helena, CA	3.0	2.0	1312	$4,350	$3.32	13d	1	0.89mi

Listing history 18 events

1. 2026-06-19
   days on market $507,000 Active 91 DOM
2. 2026-06-18
   days on market $507,000 Active 90 DOM
3. 2026-06-17
   days on market $507,000 Active 89 DOM
4. 2026-06-16
   days on market $507,000 Active 88 DOM
5. 2026-06-15
   days on market $507,000 Active 87 DOM
6. 2026-06-14
   days on market $507,000 Active 85 DOM
7. 2026-06-13
   days on market $507,000 Active 84 DOM
8. 2026-06-10
   days on market $507,000 Active 82 DOM
9. 2026-06-09
   days on market $507,000 Active 81 DOM
10. 2026-06-08
    days on market $507,000 Active 80 DOM
11. 2026-06-07
    days on market $507,000 Active 79 DOM
12. 2026-06-05
    days on market $507,000 Active 76 DOM
13. 2026-06-03
    days on market $507,000 Active 75 DOM
14. 2026-06-02
    days on market $507,000 Active 74 DOM
15. 2026-06-01
    days on market $507,000 Active 73 DOM
16. 2026-05-31
    days on market $507,000 Active 72 DOM
17. 2026-05-30
    days on market $507,000 Active 71 DOM
18. 2026-03-20
    listed $507,000 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 6/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥98°F today · 20 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: $82,973
• − Mortgage interest: −$28,400
• − Property taxes: −$7,605
• − Insurance: −$2,535
• − Repairs & maintenance: −$6,638
• − Management: −$6,638
• − Depreciation: −$14,749
• Taxable income: $16,409
• Est. tax owed @ 24.0%: −$3,938
• After-tax cash flow: $19,566/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 · 13 photos

Excellent 95/100 None rehab

This co-ownership home in St. Helena is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would appeal to both buyers and renters.

Value-add opportunities

• Both Landscaping and pool maintenance — A well-maintained pool and landscaping can attract more buyers and renters.
• Both Regular HVAC maintenance — Regular maintenance ensures the HVAC system runs efficiently and reduces energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool maintenance — A well-maintained pool and landscaping can attract more buyers and renters. ↑
• Both Regular HVAC maintenance — Regular maintenance ensures the HVAC system runs efficiently and reduces energy costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Saint Helena Unified
• NCES district ID: 0637830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $80,540
• Composite: 54.39/100
• National rank: #2913
• State rank: #231 of 1400 in CA

Livability — St. Helena

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Helena, CA
• County: Napa County · 120,669 people
• Metro: Napa, CA
• Population (ZIP): 7,457
• Household income: $139,474
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 383.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 27% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 6% Lithuanian 4% German 3%
• Foreign-born: 22% · Canada, Dominican Republic
• Languages at home: 73% English-only · Spanish 22% Other Indo-European 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: ▼ -711.97%
• Current HPI: 203.5761
• 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

1 event — show timeline

• 2026-03-20 Listed $507,000 BAREIS