3000 Broadway St #62 · American Canyon, CA 94503

$208,888

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 125 Days on market

Built 1971 $145/sqft · 9% above area Est $192k · 9% over

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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 +9.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in the desirable Las Casitas Senior Mobile Home Park in American Canyon, just minutes from the Napa Valley lifestyle. This well-maintained 2-bedroom, 2-bath residence offers a bright, open layout with a spacious living room and separate dining area. Recent improvements include newer flooring, updated ceiling fans, dual-pane windows, and a refreshed kitchen with functional finishes. Enjoy the bonus of an enclosed patio plus a covered entry patio, ideal for relaxing, hobbies, or extra storage. The low-maintenance yard features fruit trees and space for gardening. Tucked away in a peaceful back location with no side neighbors, this home offers added privacy and tranquility. Conveniently close to the clubhouse, shopping, dining, and easy freeway access.

Key facts

• 2 parking spots
• Built 1971
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.2% in American Canyon — 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 74/100 on livability (#133 in CA, #4,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, amenities 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: 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 + 3.0% rent growth), your $58k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $209k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,821 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $192,116
• List price: $208,888
• Delta: 8.73%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Broadway St #18	0.00mi	2/2.0	1,440 (0%)	10mo	$156,000	$108	92
3000 Broadway St #52	0.00mi	2/2.0	1,440 (0%)	11mo	$130,000	$90	91
244 American Canyon Rd #193	0.21mi	2/2.0	1,392 (-3%)	4mo	$137,000	$98	82
3000 Broadway St #83	0.00mi	2/2.0	1,536 (+7%)	9mo	$190,000	$124	81
244 American Canyon RD Spc 25 #25	0.21mi	2/2.0	1,325 (-8%)	3mo	$180,000	$136	74
260 American Canyon Rd #58	0.42mi	2/2.0	1,416 (-2%)	11mo	$200,000	$141	68
2555 Flosden Rd #65	0.69mi	3/2.0 (+1)	1,400 (-3%)	2mo	$304,500	$218	57
33 Flosden Rd	0.58mi	2/2.0	1,344 (-7%)	9mo	$166,000	$124	54
2555 Flosden Rd #117	0.69mi	2/2.0	1,536 (+7%)	4mo	$319,000	$208	54
2555 Flosden Rd #8	0.69mi	3/2.0 (+1)	1,500 (+4%)	4mo	$337,000	$225	52
2555 Flosden Rd #34	0.69mi	3/2.0 (+1)	1,450 (+1%)	13mo	$270,000	$186	51
2525 Flosden Rd #90	0.70mi	3/2.0 (+1)	1,306 (-9%)	1mo	$240,000	$184	46

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: $17,547
• Equity at exit: $31,146

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $81,800
• Equity at exit: $18,061

Cash invested: $58,489 (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 94503

• Home prices YoY: -21.0%
• Active inventory: 65
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,005 high
• Mortgage (P&I): −$1,095
• Tax est. 1.5%: −$261 /mo · $3,133/yr
• Insurance: −$87
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $805

Break-even live

Break-even rent $1,986

Max offer price $208,888

Occupancy floor 68%

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: $52,222
• Closing costs: $6,267
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Toscana Dr American Canyon, CA	2.0–3.0	2.5–3.5	1466	$3,244	$2.21	13d	5	0.25mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	21d	1	0.55mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	13d	1	0.67mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	13d	1	0.73mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	13d	1	0.83mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	13d	1	0.96mi
325 Falcon Dr Vallejo, CA	3.0	2.0	1600	$2,900	$1.81	13d	1	1.09mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	43d	1	1.24mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	23d	1	1.33mi

Listing history 31 events

1. 2026-06-18
   days on market $208,888 Active 125 DOM
2. 2026-06-17
   days on market $208,888 Active 124 DOM
3. 2026-06-16
   pricedays on market $208,888 Active 123 DOM
4. 2026-06-15
   days on market $209,888 Active 122 DOM
5. 2026-06-14
   days on market $209,888 Active 120 DOM
6. 2026-06-13
   days on market $209,888 Active 119 DOM
7. 2026-06-10
   days on market $209,888 Active 117 DOM
8. 2026-06-09
   days on market $209,888 Active 116 DOM
9. 2026-06-08
   days on market $209,888 Active 115 DOM
10. 2026-06-07
    days on market $209,888 Active 114 DOM
11. 2026-06-05
    days on market $209,888 Active 111 DOM
12. 2026-06-03
    days on market $209,888 Active 110 DOM
13. 2026-06-02
    days on market $209,888 Active 109 DOM
14. 2026-06-01
    days on market $209,888 Active 108 DOM
15. 2026-05-31
    days on market $209,888 Active 107 DOM
16. 2026-05-30
    days on market $209,888 Active 106 DOM
17. 2026-04-16
    price $209,888 789-char remark

    Show marketing remark (789 chars)

    Welcome to this charming home in the desirable Las Casitas Senior Mobile Home Park in American Canyon, just minutes from the Napa Valley lifestyle. This well-maintained 2-bedroom, 2-bath residence offers a bright, open layout with a spacious living room and separate dining area. Recent improvements include newer flooring, updated ceiling fans, dual-pane windows, and a refreshed kitchen with functional finishes. Enjoy the bonus of an enclosed patio plus a covered entry patio, ideal for relaxing, hobbies, or extra storage. The low-maintenance yard features fruit trees and space for gardening. Tucked away in a peaceful back location with no side neighbors, this home offers added privacy and tranquility. Conveniently close to the clubhouse, shopping, dining, and easy freeway access.

18. 2026-03-07
    price $219,000 789-char remark

    Show marketing remark (789 chars)

    Welcome to this charming home in the desirable Las Casitas Senior Mobile Home Park in American Canyon, just minutes from the Napa Valley lifestyle. This well-maintained 2-bedroom, 2-bath residence offers a bright, open layout with a spacious living room and separate dining area. Recent improvements include newer flooring, updated ceiling fans, dual-pane windows, and a refreshed kitchen with functional finishes. Enjoy the bonus of an enclosed patio plus a covered entry patio, ideal for relaxing, hobbies, or extra storage. The low-maintenance yard features fruit trees and space for gardening. Tucked away in a peaceful back location with no side neighbors, this home offers added privacy and tranquility. Conveniently close to the clubhouse, shopping, dining, and easy freeway access.

19. 2026-02-14
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to this charming home in the desirable Las Casitas Senior Mobile Home Park in American Canyon, just minutes from the Napa Valley lifestyle. This well-maintained 2-bedroom, 2-bath residence offers a bright, open layout with a spacious living room and separate dining area. Recent improvements include newer flooring, updated ceiling fans, dual-pane windows, and a refreshed kitchen with functional finishes. Enjoy the bonus of an enclosed patio plus a covered entry patio, ideal for relaxing, hobbies, or extra storage. The low-maintenance yard features fruit trees and space for gardening. Tucked away in a peaceful back location with no side neighbors, this home offers added privacy and tranquility. Conveniently close to the clubhouse, shopping, dining, and easy freeway access.

20. 2026-02-13
    listed $225,000 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to this charming home in the desirable Las Casitas Senior Mobile Home Park in American Canyon, just minutes from the Napa Valley lifestyle. This well-maintained 2-bedroom, 2-bath residence offers a bright, open layout with a spacious living room and separate dining area. Recent improvements include newer flooring, updated ceiling fans, dual-pane windows, and a refreshed kitchen with functional finishes. Enjoy the bonus of an enclosed patio plus a covered entry patio, ideal for relaxing, hobbies, or extra storage. The low-maintenance yard features fruit trees and space for gardening. Tucked away in a peaceful back location with no side neighbors, this home offers added privacy and tranquility. Conveniently close to the clubhouse, shopping, dining, and easy freeway access.

21. 2025-06-28
    status Active
22. 2024-11-26
    listed $250,000 Active
23. 2017-06-21
    soldstatus $96,000 Sold
24. 2017-06-07
    status Pending
25. 2017-06-06
    status Active
26. 2017-05-30
    historical Off-Market
27. 2017-04-14
    status Active
28. 2017-04-10
    status Pending
29. 2017-03-20
    status Active
30. 2017-03-19
    status Pending
31. 2017-03-13
    listed $120,000 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,058
• − Mortgage interest: −$11,701
• − Property taxes: −$3,133
• − Insurance: −$2,547
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$6,077
• Taxable income: $6,831
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $8,021/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 — American Canyon

• Score: 74/100
• State rank: #133
• US rank: #4684

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Canyon, CA
• County: Napa County · 120,669 people
• City population: 21,841
• Metro: Napa, CA
• Population (ZIP): 21,841
• Household income: $121,088
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 486.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 33% Hispanic / Latino 31% White 21% Two or more races 15% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 22% Tagalog/Filipino 15% Other Indo-European 3%

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: ▼ -97.47%
• Current HPI: 366.9139
• 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

+74.9% since first listed

15 events — show timeline

• 2026-04-16 Price Changed $209,888 BAREIS
• 2026-03-07 Price Changed $219,000 BAREIS
• 2026-02-14 Relisted — BAREIS
• 2026-02-13 Listed $225,000 BAREIS
• 2025-06-28 Relisted — BAREIS
• 2024-11-26 Listed $250,000 BAREIS
• 2017-06-21 Sold (MLS) $96,000 BAREIS
• 2017-06-07 Pending — BAREIS
• 2017-06-06 Relisted — BAREIS
• 2017-05-30 Delisted — BAREIS
• 2017-04-14 Relisted — BAREIS
• 2017-04-10 Pending — BAREIS
• 2017-03-20 Relisted — BAREIS
• 2017-03-19 Pending — BAREIS
• 2017-03-13 Listed $120,000 BAREIS