150 Silverado Trl #43 · Napa, CA 94559

$165,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 69 Days on market

Built 1970 $115/sqft · 18% above area Est $140k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Silverado Pines Mobile Home Park, a desirable 55+ community in the heart of Napa offering a vibrant lifestyle with amenities including a clubhouse, pool, bocce court, pet area, and more. This spacious 2-bedroom, 2-bath home offers approximately 1,440 square feet of comfortable living with a functional and flexible layout. The kitchen has been thoughtfully updated with LVP flooring, quartz countertops, and a pantry, providing a fresh, modern space for everyday living. The expansive living room flows seamlessly into the dining area, complete with a built-in hutch, adding both charm and practical storage. Just off the kitchen, a versatile den offers additional living space and features a walk-in closet, ideal for storage or an additional pantry. The guest bedroom includes a walk-in closet and direct access to a full bathroom, offering privacy and convenience for visitors. Down the hall, the primary suite features a dedicated dressing area with a built-in vanity, a walk-in closet, and an en suite bathroom. Additional highlights include a storage room on the front porch and a detached shed off the back patio equipped with a utility sink and washer/dryer setup. The shed has been recently improved with a new roof and drywall, and the home features a new water heater (2026). Enjoy easy living in a welcoming Napa community just minutes from world-class wineries, shopping, dining, and all that wine country has to offer!

Key facts

• Bocce court
• Clubhouse
• Pet area

Tags

• CLUBHOUSE
• POOL
• BOCCE COURT
• PET AREA
• UPDATED KITCHEN
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (-2.7%/yr); 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 34% of the median local income ($105k/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 $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $79k; list at $165k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1970 — 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: 1.83% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.35%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $139,500
• List price: $165,000
• Delta: 18.28%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Silverado Trl #68	0.01mi	2/2.0	1,404 (-2%)	12mo	$240,000	$171	85
150 Silverado Trl #41	0.00mi	2/2.0	1,344 (-7%)	18mo	$171,000	$127	73
150 Silverado Trl #23	0.01mi	3/2.0 (+1)	1,288 (-11%)	14mo	$140,000	$109	66

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: 24.0%
• Equity multiple: 1.95×
• Total profit: $43,780
• Equity at exit: $24,602

10-year hold

• IRR: 29.9%
• Equity multiple: 3.30×
• Total profit: $106,246
• Equity at exit: $14,266

Cash invested: $46,200 (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 94559

• Rents YoY: -2.7%
• Active inventory: 145
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,020 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,245

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 54%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Saratoga Dr Napa, CA	1.0–2.0	1.0–2.0	956	$2,750	$2.88	14d	3	0.15mi
22 Belvedere Ct Napa, CA	2.0	1.5	897	$2,700	$3.01	44d	1	0.28mi
791 Vista Tulocay Ln Napa, CA	1.0–3.0	1.0–2.0	1046	$3,068	$2.93	14d	27	0.33mi
466 Brown St Unit 470 Napa, CA	1.0	1.0	1425	$1,800	$1.26	44d	1	0.64mi
510 Coombs St Napa, CA	2.0	1.5	1000	$2,700	$2.70	23d	1	0.71mi
1186 East Ave Napa, CA	2.0	1.5	1160	$3,500	$3.02	44d	1	1.01mi
45 1st St Napa, CA	2.0	1.0	942	$3,100	$3.29	44d	1	1.01mi
542 E Spring St Napa, CA	2.0	2.0	1608	$5,500	$3.42	14d	1	1.25mi
1509 Banks Ave Napa, CA	3.0	1.0	1100	$4,450	$4.05	44d	1	1.27mi
1518 Meek Ave Napa, CA	2.0	2.0	1276	$4,500	$3.53	44d	1	1.31mi

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 69 DOM
2. 2026-06-17
   days on market $165,000 Active 68 DOM
3. 2026-06-16
   days on market $165,000 Active 67 DOM
4. 2026-06-15
   days on market $165,000 Active 66 DOM
5. 2026-06-14
   days on market $165,000 Active 64 DOM
6. 2026-06-13
   days on market $165,000 Active 63 DOM
7. 2026-06-10
   days on market $165,000 Active 61 DOM
8. 2026-06-09
   days on market $165,000 Active 60 DOM
9. 2026-06-08
   days on market $165,000 Active 59 DOM
10. 2026-06-07
    days on market $165,000 Active 58 DOM
11. 2026-06-05
    days on market $165,000 Active 55 DOM
12. 2026-06-03
    days on market $165,000 Active 54 DOM
13. 2026-06-02
    days on market $165,000 Active 53 DOM
14. 2026-06-01
    days on market $165,000 Active 52 DOM
15. 2026-05-31
    days on market $165,000 Active 51 DOM
16. 2026-05-30
    days on market $165,000 Active 50 DOM
17. 2026-04-10
    listed $165,000 Active 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to Silverado Pines Mobile Home Park, a desirable 55+ community in the heart of Napa offering a vibrant lifestyle with amenities including a clubhouse, pool, bocce court, pet area, and more. This spacious 2-bedroom, 2-bath home offers approximately 1,440 square feet of comfortable living with a functional and flexible layout. The kitchen has been thoughtfully updated with LVP flooring, quartz countertops, and a pantry, providing a fresh, modern space for everyday living. The expansive living room flows seamlessly into the dining area, complete with a built-in hutch, adding both charm and practical storage. Just off the kitchen, a versatile den offers additional living space and features a walk-in closet, ideal for storage or an additional pantry. The guest bedroom includes a walk-in closet and direct access to a full bathroom, offering privacy and convenience for visitors. Down the hall, the primary suite features a dedicated dressing area with a built-in vanity, a walk-in closet, and an en suite bathroom. Additional highlights include a storage room on the front porch and a detached shed off the back patio equipped with a utility sink and washer/dryer setup. The shed has been recently improved with a new roof and drywall, and the home features a new water heater (2026). Enjoy easy living in a welcoming Napa community just minutes from world-class wineries, shopping, dining, and all that wine country has to offer!

18. 2017-02-15
    historical Off-Market
19. 2016-12-10
    historical Contingent
20. 2016-11-14
    listed $90,000 Active
21. 2013-07-19
    soldstatus $79,300 Sold
22. 2013-07-11
    status Contingent (Show)
23. 2013-06-05
    status Active
24. 2013-06-03
    status Contingent (Release)
25. 2013-05-22
    price $79,900
26. 2013-03-25
    listed $85,000 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 7 d/yr ≥95°F today · 15 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: $36,239
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − Depreciation: −$4,800
• Taxable income: $13,098
• Est. tax owed @ 24.0%: −$3,143
• After-tax cash flow: $11,802/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 — 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): 27,714
• Household income: $105,188
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1186.0

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 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 41% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 32% Other Indo-European 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: ▼ -978.36%
• Current HPI: 297.6522
• Rent YoY: ▼ -2.70%
• 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

+94.1% since first listed

10 events — show timeline

• 2026-04-10 Listed $165,000 BAREIS
• 2017-02-15 Delisted — BAREIS
• 2016-12-10 Contingent — BAREIS
• 2016-11-14 Listed $90,000 BAREIS
• 2013-07-19 Sold (MLS) $79,300 BAREIS
• 2013-07-11 Pending — BAREIS
• 2013-06-05 Relisted — BAREIS
• 2013-06-03 Pending — BAREIS
• 2013-05-22 Price Changed $79,900 BAREIS
• 2013-03-25 Listed $85,000 BAREIS