54 Hacienda Dr #54 · Napa, CA 94558

$199,500

2 bd · 2.0 ba · 1,020 sqft · Manufactured · 136 Days on market

Built 2001 Good condition $196/sqft · 10% below area Est $222k · 10% under

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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
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

Key facts

• Bright kitchen
• Vaulted ceilings
• Double-pane windows

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• ATTRACTIVE APPLIANCES
• VAULTED CEILINGS
• DOUBLE-PANE WINDOWS
• WELL-APPOINTED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.0% 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.
• Market conditions: Rents soft (-0.5%/yr); 538 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).
• This rent runs 30% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $46k (19%) 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 $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $221,672
• List price: $199,500
• Delta: -10.00%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Shirley Ct	0.31mi	2/2.0	1,064 (+4%)	3mo	$249,000	$234	76
107 Mobile Ln	0.22mi	2/2.0	1,128 (+11%)	7mo	$170,000	$151	67
15 Camelia Dr	0.52mi	2/2.0	1,080 (+6%)	3mo	$110,000	$102	63
236 Reed Cir	0.71mi	2/2.0	1,040 (+2%)	1mo	$240,000	$231	62
308 Ginger Way	0.49mi	2/2.0	960 (-6%)	7mo	$140,000	$146	61
314 Tammy Way	0.61mi	2/2.0	1,027 (+1%)	12mo	$269,000	$262	60
312 Stacey Way	0.55mi	2/2.0	1,083 (+6%)	5mo	$230,000	$212	60
306 Mark Way	0.52mi	2/2.0	1,080 (+6%)	11mo	$279,000	$258	57
532 Cherry Lane Ln	0.59mi	2/2.0	960 (-6%)	9mo	$90,000	$94	55
314 Mark Way	0.52mi	2/2.0	1,100 (+8%)	13mo	$145,000	$132	52
252 Clover Way	0.44mi	2/2.0	1,152 (+13%)	8mo	$242,000	$210	51
303 Robert Way	0.44mi	2/2.0	1,152 (+13%)	11mo	$225,000	$195	49

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $15,230
• Equity at exit: $29,746

10-year hold

• IRR: 13.7%
• Equity multiple: 1.95×
• Total profit: $53,052
• Equity at exit: $17,249

Cash invested: $55,860 (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 94558

• Rents YoY: -0.5%
• Active inventory: 538
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,856 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $877

Break-even live

Break-even rent $1,745

Max offer price $199,500

Occupancy floor 64%

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: $49,875
• Closing costs: $5,985
• 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	14d	7	1.36mi

Listing history 25 events

1. 2026-06-18
   days on market $199,500 Active 136 DOM
2. 2026-06-17
   days on market $199,500 Active 135 DOM
3. 2026-06-16
   days on market $199,500 Active 134 DOM
4. 2026-06-15
   days on market $199,500 Active 133 DOM
5. 2026-06-14
   days on market $199,500 Active 131 DOM
6. 2026-06-13
   days on market $199,500 Active 130 DOM
7. 2026-06-10
   days on market $199,500 Active 128 DOM
8. 2026-06-09
   days on market $199,500 Active 127 DOM
9. 2026-06-08
   days on market $199,500 Active 126 DOM
10. 2026-06-07
    days on market $199,500 Active 125 DOM
11. 2026-06-05
    days on market $199,500 Active 122 DOM
12. 2026-06-03
    days on market $199,500 Active 121 DOM
13. 2026-06-02
    pricedays on market $199,500 Active 120 DOM
14. 2026-06-01
    days on market $209,500 Active 119 DOM
15. 2026-05-31
    days on market $209,500 Active 118 DOM
16. 2026-05-30
    days on market $209,500 Active 117 DOM
17. 2026-05-13
    price $209,500 809-char remark

    Show marketing remark (809 chars)

    Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

18. 2026-04-24
    price $219,500 809-char remark

    Show marketing remark (809 chars)

    Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

19. 2026-03-30
    price $228,500 809-char remark

    Show marketing remark (809 chars)

    Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

20. 2026-02-27
    price $235,000 809-char remark

    Show marketing remark (809 chars)

    Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

21. 2026-02-02
    listed $245,000 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to this lovely manufactured home offering comfortable, affordable living without compromise. This well-maintained 2-bedroom, 2-bath home features a spacious, open-concept layout with a bright kitchen showcasing attractive appliances, seamlessly flowing into the dining and living areas. Vaulted ceilings and double-pane windows enhance the airy feel and natural light throughout. The primary bedroom includes a well-appointed bathroom with dual sinks, a relaxing jetted tub, and a separate shower stall. Outside has excellent curb appeal, an extra-wide covered carport, and two storage sheds in the backyard perfect for all your storage needs. The exterior is in great condition, making this home truly move-in ready. Affordable living, comfort, and convenience all in a welcoming 55+ community.

22. 2018-11-02
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Absolutely neat as a pin and adorable home in this great over 55 park. You're going to love the open kitchen with island. Beautiful cabinets, gas range, built-in microwave & huge pantry. Vaulted ceilings & ceiling fans. The master is really nice with a big jetted tub and 2 vanities. The carport has plenty of space, and there is a nice shed for extra storage. Such a nice lifestyle in a great North Napa location. You're going to love it.

23. 2018-11-02
    soldstatus $179,000 Sold 447-char remark

    Show marketing remark (447 chars)

    Absolutely neat as a pin and adorable home in this great over 55 park. You're going to love the open kitchen with island. Beautiful cabinets, gas range, built-in microwave & huge pantry. Vaulted ceilings & ceiling fans. The master is really nice with a big jetted tub and 2 vanities. The carport has plenty of space, and there is a nice shed for extra storage. Such a nice lifestyle in a great North Napa location. You're going to love it.

24. 2018-10-01
    historical Contingent 447-char remark

    Show marketing remark (447 chars)

    Absolutely neat as a pin and adorable home in this great over 55 park. You're going to love the open kitchen with island. Beautiful cabinets, gas range, built-in microwave & huge pantry. Vaulted ceilings & ceiling fans. The master is really nice with a big jetted tub and 2 vanities. The carport has plenty of space, and there is a nice shed for extra storage. Such a nice lifestyle in a great North Napa location. You're going to love it.

25. 2018-09-21
    listed $179,900 Active 447-char remark

    Show marketing remark (447 chars)

    Absolutely neat as a pin and adorable home in this great over 55 park. You're going to love the open kitchen with island. Beautiful cabinets, gas range, built-in microwave & huge pantry. Vaulted ceilings & ceiling fans. The master is really nice with a big jetted tub and 2 vanities. The carport has plenty of space, and there is a nice shed for extra storage. Such a nice lifestyle in a great North Napa location. You're going to love it.

ⓘ 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: $34,270
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$2,742
• − Management: −$2,742
• − Depreciation: −$5,804
• Taxable income: $7,818
• Est. tax owed @ 24.0%: −$1,876
• After-tax cash flow: $8,653/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a good condition with minimal repairs needed, making it a solid investment.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace window screens — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace window screens — improves energy efficiency and aesthetics ↑

ⓘ 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: 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 — 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 · 120,669 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: 2095.0

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: 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%

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

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

+16.5% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $209,500 BAREIS
• 2026-04-24 Price Changed $219,500 BAREIS
• 2026-03-30 Price Changed $228,500 BAREIS
• 2026-02-27 Price Changed $235,000 BAREIS
• 2026-02-02 Listed $245,000 BAREIS
• 2018-11-02 Pending — BAREIS
• 2018-11-02 Sold (MLS) $179,000 BAREIS
• 2018-10-01 Contingent — BAREIS
• 2018-09-21 Listed $179,900 BAREIS