150 Silverado Trl #38 · Napa, CA 94559

$120,000

2 bd · 1.5 ba · 975 sqft · Manufactured · 97 Days on market

Built 1969 $123/sqft · 14% below area Est $140k · 14% 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 +13.8/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

**Six (6) months space rent credited by seller at close of escrow with right offer.** Imagine it! Comfort, community, and convenience at 150 Silverado Trail, located in the desirable Silverado Pines mobile home park. This charming home is nestled in the heart of Napa Valley, offering easy access to shopping, dining, and world-class wineries right from your doorstep. This two bedroom, two bathroom home features a soaking tub, peaceful backyard, granite kitchen countertops, a separate laundry room, and an additional sitting area and soaking tub off of the second bedroom. Enjoy peaceful living in this well-maintained, active adult community, where friendly neighbors, beautiful grounds, and a relaxed lifestyle await. Don't miss the park's amenities: bocce court, pet park, heated pool, pickleball court and clubhouse. Whether you're looking to downsize, simplify, or savor all that Napa has to offer, this is the opportunity you've been waiting for.

Key facts

• Bocce court
• Soaking tub
• Peaceful backyard

Tags

• SOAKING TUB
• GRANITE KITCHEN COUNTERTOPS
• SEPARATE LAUNDRY ROOM
• PEACEFUL BACKYARD
• ADDITIONAL SITTING AREA
• BOCCE COURT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 32% 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 $830 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 + 0.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $80k; list at $120k implies a 50% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1969 — 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: 2.31% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.55%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $139,500
• List price: $120,000
• Delta: -13.98%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Silverado Trl #20	0.00mi	2/1.5	984 (+1%)	13mo	$120,000	$122	87
150 Silverado Trl #28	0.03mi	2/2.0	1,040 (+7%)	2mo	$149,000	$143	84
150 Silverado Trl #29	0.00mi	2/2.0	1,100 (+13%)	3mo	$130,000	$118	74
150 Silverado Trl #44	0.00mi	2/2.0	880 (-10%)	21mo	$73,000	$83	64
150 Silverado Trl	0.01mi	2/2.0	1,080 (+11%)	20mo	$153,000	$142	63

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: 42.6%
• Equity multiple: 2.76×
• Total profit: $59,056
• Equity at exit: $17,892

10-year hold

• IRR: 47.3%
• Equity multiple: 4.92×
• Total profit: $131,701
• Equity at exit: $10,375

Cash invested: $33,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,770 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,359

Break-even live

Break-even rent $1,050

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	13d	3	0.15mi
22 Belvedere Ct Napa, CA	2.0	1.5	897	$2,700	$3.01	43d	1	0.28mi
791 Vista Tulocay Ln Napa, CA	1.0–3.0	1.0–2.0	1046	$3,068	$2.93	13d	27	0.33mi
2052 Wilkins Ave Napa, CA	1.0–2.0	1.0	700	$3,964	$5.66	13d	1	0.34mi
234 Soscol Ave Unit 216 Napa, CA	2.0	1.0	870	$2,295	$2.64	43d	1	0.37mi
234 Soscol Ave Napa, CA	2.0	1.0	870	$2,295	$2.64	13d	1	0.38mi
511 Riverside Dr Unit RIV515 Napa, CA	1.0	1.0	732	$1,875	$2.56	43d	1	0.60mi
510 Coombs St Napa, CA	2.0	1.5	1000	$2,700	$2.70	23d	1	0.71mi
1095 Marina Dr Napa, CA	2.0	1.5	860	$2,400	$2.79	23d	1	1.00mi
45 1st St Napa, CA	2.0	1.0	942	$3,100	$3.29	43d	1	1.01mi
1509 Banks Ave Napa, CA	3.0	1.0	1100	$4,450	$4.05	43d	1	1.27mi

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 97 DOM
2. 2026-06-17
   days on market $120,000 Active 96 DOM
3. 2026-06-16
   days on market $120,000 Active 95 DOM
4. 2026-06-15
   days on market $120,000 Active 94 DOM
5. 2026-06-14
   days on market $120,000 Active 92 DOM
6. 2026-06-13
   days on market $120,000 Active 91 DOM
7. 2026-06-10
   days on market $120,000 Active 89 DOM
8. 2026-06-09
   days on market $120,000 Active 88 DOM
9. 2026-06-08
   days on market $120,000 Active 87 DOM
10. 2026-06-07
    days on market $120,000 Active 86 DOM
11. 2026-06-05
    days on market $120,000 Active 83 DOM
12. 2026-06-03
    days on market $120,000 Active 82 DOM
13. 2026-06-02
    days on market $120,000 Active 81 DOM
14. 2026-06-01
    days on market $120,000 Active 80 DOM
15. 2026-05-31
    days on market $120,000 Active 79 DOM
16. 2026-05-30
    days on market $120,000 Active 78 DOM
17. 2026-04-01
    status Active 955-char remark

    Show marketing remark (955 chars)

    **Six (6) months space rent credited by seller at close of escrow with right offer.** Imagine it! Comfort, community, and convenience at 150 Silverado Trail, located in the desirable Silverado Pines mobile home park. This charming home is nestled in the heart of Napa Valley, offering easy access to shopping, dining, and world-class wineries right from your doorstep. This two bedroom, two bathroom home features a soaking tub, peaceful backyard, granite kitchen countertops, a separate laundry room, and an additional sitting area and soaking tub off of the second bedroom. Enjoy peaceful living in this well-maintained, active adult community, where friendly neighbors, beautiful grounds, and a relaxed lifestyle await. Don't miss the park's amenities: bocce court, pet park, heated pool, pickleball court and clubhouse. Whether you're looking to downsize, simplify, or savor all that Napa has to offer, this is the opportunity you've been waiting for.

18. 2026-03-23
    historical Contingent (Show) 955-char remark

    Show marketing remark (955 chars)

    **Six (6) months space rent credited by seller at close of escrow with right offer.** Imagine it! Comfort, community, and convenience at 150 Silverado Trail, located in the desirable Silverado Pines mobile home park. This charming home is nestled in the heart of Napa Valley, offering easy access to shopping, dining, and world-class wineries right from your doorstep. This two bedroom, two bathroom home features a soaking tub, peaceful backyard, granite kitchen countertops, a separate laundry room, and an additional sitting area and soaking tub off of the second bedroom. Enjoy peaceful living in this well-maintained, active adult community, where friendly neighbors, beautiful grounds, and a relaxed lifestyle await. Don't miss the park's amenities: bocce court, pet park, heated pool, pickleball court and clubhouse. Whether you're looking to downsize, simplify, or savor all that Napa has to offer, this is the opportunity you've been waiting for.

19. 2026-03-13
    listed $120,000 Active 955-char remark

    Show marketing remark (955 chars)

    **Six (6) months space rent credited by seller at close of escrow with right offer.** Imagine it! Comfort, community, and convenience at 150 Silverado Trail, located in the desirable Silverado Pines mobile home park. This charming home is nestled in the heart of Napa Valley, offering easy access to shopping, dining, and world-class wineries right from your doorstep. This two bedroom, two bathroom home features a soaking tub, peaceful backyard, granite kitchen countertops, a separate laundry room, and an additional sitting area and soaking tub off of the second bedroom. Enjoy peaceful living in this well-maintained, active adult community, where friendly neighbors, beautiful grounds, and a relaxed lifestyle await. Don't miss the park's amenities: bocce court, pet park, heated pool, pickleball court and clubhouse. Whether you're looking to downsize, simplify, or savor all that Napa has to offer, this is the opportunity you've been waiting for.

20. 2016-01-01
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Darling 2 bedroom mobile home in senior park with newer kitchen with granite counters and wood floors. Sitting room off second bedroom and separate laundry utility room. Back yard has raised beds for vegetables and area to sit & relax.

21. 2015-12-31
    soldstatus $80,000 Sold 241-char remark

    Show marketing remark (241 chars)

    Darling 2 bedroom mobile home in senior park with newer kitchen with granite counters and wood floors. Sitting room off second bedroom and separate laundry utility room. Back yard has raised beds for vegetables and area to sit & relax.

22. 2015-12-17
    historical Contingent 241-char remark

    Show marketing remark (241 chars)

    Darling 2 bedroom mobile home in senior park with newer kitchen with granite counters and wood floors. Sitting room off second bedroom and separate laundry utility room. Back yard has raised beds for vegetables and area to sit & relax.

23. 2015-11-25
    price $84,500 241-char remark

    Show marketing remark (241 chars)

    Darling 2 bedroom mobile home in senior park with newer kitchen with granite counters and wood floors. Sitting room off second bedroom and separate laundry utility room. Back yard has raised beds for vegetables and area to sit & relax.

24. 2015-09-29
    listed $89,000 Active 241-char remark

    Show marketing remark (241 chars)

    Darling 2 bedroom mobile home in senior park with newer kitchen with granite counters and wood floors. Sitting room off second bedroom and separate laundry utility room. Back yard has raised beds for vegetables and area to sit & relax.

ⓘ 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: $33,245
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$3,491
• Taxable income: $15,313
• Est. tax owed @ 24.0%: −$3,675
• After-tax cash flow: $12,637/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

+34.8% since first listed

8 events — show timeline

• 2026-04-01 Relisted — BAREIS
• 2026-03-23 Contingent — BAREIS
• 2026-03-13 Listed $120,000 BAREIS
• 2016-01-01 Pending — BAREIS
• 2015-12-31 Sold (MLS) $80,000 BAREIS
• 2015-12-17 Contingent — BAREIS
• 2015-11-25 Price Changed $84,500 BAREIS
• 2015-09-29 Listed $89,000 BAREIS