2412 Foothill Blvd #71 · Calistoga, CA 94515

$99,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 87 Days on market

Built 1972 Est $154k · 35% under ↓ 38% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

Key facts

• Updated appliances
• Gas cooktop
• Built in hutch

Tags

• HUGE LIVING ROOM
• FLOOR TO CEILING WINDOWS
• INVITING DINING ROOM
• BUILT IN HUTCH
• UPDATED APPLIANCES
• GAS COOKTOP

Property features AI

Finance

• Financial info: Monthly land lease: $936
• HOA & community: No association; Land lease applies

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Individual electric meter; Individual gas meter; Public sewer; Internet available
• Home design: Manufactured in-park double wide; Original condition
• Construction: Metal skirting; Holiday manufactured home
• Exterior features: Located in a manufactured-home park (Rancho de Calistoga); Senior community

Interior

• Kitchen: Dishwasher; Disposal; Free-standing refrigerator; Gas cooktop; Range hood; Microwave; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with double sinks, shower stall(s), and tub with shower over
• Heating & cooling: Central heating; Central cooling; Gas water heater
• Interior features: Dining and living area combined; Laminate countertops
• Laundry & utility: Washer and dryer included; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.3% vs local median 2.4% in Calistoga — 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 63/100 on livability (#448 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-; Watch: schools D+, amenities F, commute F.
• Calistoga Joint Unified (town): math 33% / reading 51% proficiency, ranked #624 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1972 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.51% ✓
• Cap rate: 31.27%
• Cash-on-cash: 89.21%
• DSCR: 4.97
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Foothill Blvd #71	0.00mi	2/2.0	1,248 (0%)	0mo	$99,900	$80	100
2412 Foothill Blvd #166	0.00mi	2/2.0	1,248 (0%)	3mo	$153,000	$123	97
2412 Foothill Blvd #15	0.09mi	2/2.0	1,267 (+2%)	0mo	$208,950	$165	93
2412 Foothill Blvd #63	0.10mi	2/2.0	1,344 (+8%)	1mo	$92,500	$69	81
2412 Foothill Blvd #20	0.09mi	3/2.0 (+1)	1,232 (-1%)	10mo	$155,000	$126	81
2412 Foothill Blvd #183	0.00mi	2/2.0	1,344 (+8%)	12mo	$95,000	$71	77
2412 Foothill Blvd #132 Blvd #132	0.00mi	2/2.0	1,400 (+12%)	4mo	$290,000	$207	77
2412 Foothill Blvd #41	0.09mi	3/2.0 (+1)	1,344 (+8%)	3mo	$164,000	$122	76
2412 Foothill Blvd Blvd #43	0.10mi	2/2.0	1,152 (-8%)	10mo	$74,999	$65	74
2412 Foothill Blvd #110	0.10mi	2/2.0	1,400 (+12%)	4mo	$235,000	$168	71
2412 Foothill Blvd #24	0.10mi	2/2.0	1,120 (-10%)	14mo	$144,000	$129	67

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: 89.9%
• Equity multiple: 5.16×
• Total profit: $116,313
• Equity at exit: $14,895

10-year hold

• IRR: 92.8%
• Equity multiple: 10.73×
• Total profit: $272,047
• Equity at exit: $8,638

Cash invested: $27,972 (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 94515

• Active inventory: 106
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $3,506 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $2,080

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 36%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Cedar St Calistoga, CA	2.0	1.0	962	$3,200	$3.33	14d	1	0.35mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	14d	1	0.75mi

Listing history 11 events

1. 2026-05-31
   status $99,900 Pending 87 DOM
2. 2026-05-30
   days on market $99,900 Contingent (Show) 87 DOM
3. 2026-04-17
   historical Contingent (Show)
4. 2026-04-11
   price $99,900
5. 2026-03-16
   price $119,900
6. 2026-03-04
   listed $139,900 Active
7. 2024-03-19
   status Pending 734-char remark

   Show marketing remark (734 chars)

   Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

8. 2024-03-14
   soldstatus $137,000 Closed 734-char remark

   Show marketing remark (734 chars)

   Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

9. 2024-01-04
   historical Contingent (Show) 734-char remark

   Show marketing remark (734 chars)

   Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

10. 2023-12-27
    price $149,900 734-char remark

    Show marketing remark (734 chars)

    Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

11. 2023-07-03
    listed $160,000 Active 734-char remark

    Show marketing remark (734 chars)

    Very cared for 2 bedroom, 2 bath home located in Rancho de Calistoga, a 55 plus mobile home park with a very active Social Club. Attractive unit with dual pane windows and a quiet deck for outside entertaining. Remodeled kitchen, sizable carport and a shed. Kitchen appliances and washer and dryer included. Rancho de Calistoga has a beautiful clubhouse that includes the following: library, game room, laundry facility, generous space for entertaining with large kitchen. The outdoor area includes a swimming pool, hot tub, barbecue area, fire pit, and exercise room. On site storage area for RV's and boats. Wandering path to downtown Calistoga's shopping, restaurants and tastings. Easy living in the highly desired Napa Valley.

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,075
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$3,366
• − Management: −$3,366
• − Depreciation: −$2,906
• Taxable income: $24,843
• Est. tax owed @ 24.0%: −$5,962
• After-tax cash flow: $18,992/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: Calistoga Joint Unified
• NCES district ID: 0607020
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $60,716
• Composite: 39.48/100
• National rank: #8101
• State rank: #624 of 1400 in CA

Livability — Calistoga

• Score: 63/100
• State rank: #448
• US rank: #15176

Category grades

Amenities F 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: Calistoga, CA
• Population (ZIP): 6,921

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 18% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 25% · Canada
• Languages at home: 64% English-only · Spanish 34% Russian/Polish/Slavic 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: ▼ -476.46%
• Current HPI: 244.6548
• Rent YoY: —
• Metro: —
• 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

-37.6% since first listed

9 events — show timeline

• 2026-04-17 Contingent — BAREIS
• 2026-04-11 Price Changed $99,900 BAREIS
• 2026-03-16 Price Changed $119,900 BAREIS
• 2026-03-04 Listed $139,900 BAREIS
• 2024-03-19 Pending — BAREIS
• 2024-03-14 Sold (MLS) $137,000 BAREIS
• 2024-01-04 Contingent — BAREIS
• 2023-12-27 Price Changed $149,900 BAREIS
• 2023-07-03 Listed $160,000 BAREIS