2412 Foothill Blvd Blvd #10 · Calistoga, CA 94515

$275,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 2 Days on market

Built 2014

---

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 +8.2/10.0
• ARV discount +7.5/15.0
• 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

Wake up with your morning coffee on the expansive covered front porch, basking in the warm Calistoga sunshine while waving to neighbors in one of Napa Valley's most welcoming communities. This rare opportunity in the highly sought-after Rancho de Calistoga 55+ community offers the perfect blend of Wine Country charm, comfort, and connection. Beautifully maintained and showcasing exceptional pride of ownership, this 2014 Champion Sierra Estate LTD features lush mature landscaping, inviting outdoor living spaces, and outstanding curb appeal. The spacious, light-filled floor plan offers modern comfort and easy living, while the peaceful setting creates the perfect place to relax and enjoy the

Key facts

• Covered front porch
• Fitness center
• Clubhouse

Tags

• COVERED FRONT PORCH
• MATURE LANDSCAPING
• OUTDOOR LIVING SPACES
• HEATED POOL
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Property is on land lease in a park; No on-site power production
• Financial info: Land lease applies; current land lease amount $1,100
• HOA & community: No association; Located in a senior community (Rancho de Calistoga)

Exterior

• Parking: Assigned covered parking; Deck parking; Guest parking available; RV storage
• Security: Carbon monoxide detector and smoke detector
• Utilities: Public sewer; 220-volt electric in kitchen and laundry
• Home design: Manufactured in-park double-wide home; Southeast-facing; Original condition; SIERRA EST model by Champion Home Builders; Fiberglass skirting
• Construction: Composition roof
• Exterior features: Covered patio and porch; Carport awning; Fence and landscaped front with additional landscaping features; Shed(s) and storage

Interior

• Kitchen: Built-in electric oven and range; Built-in refrigerator; Dishwasher; Disposal; Ice maker; Microwave; Breakfast area and island; Dining bar and dining/living or kitchen/family combo layout
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Simulated wood
• Bathrooms: 2 full bathrooms with shower stalls, sunken tub and tub with shower over
• Heating & cooling: Central heating; Central air conditioning and ceiling fans
• Interior features: Grab bars; Carbon monoxide detector and smoke detector; Green energy-efficient features for appliances, cooling, heating, lighting, roof, thermostat, water heater and windows
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

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 ($4k rent vs $275k).
• Cap rate 11.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $275,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $172,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Foothill Blvd #41	0.00mi	3/2.0	1,344 (-4%)	3mo	$164,000	$122	91
2412 Foothill Blvd #110	0.01mi	2/2.0 (-1)	1,400 (0%)	4mo	$235,000	$168	91
2412 Foothill Blvd #132 Blvd #132	0.09mi	2/2.0 (-1)	1,400 (0%)	4mo	$290,000	$207	88
2412 Foothill Blvd #63	0.01mi	2/2.0 (-1)	1,344 (-4%)	1mo	$92,500	$69	86
2412 Foothill Blvd #173	0.00mi	4/2.0 (+1)	1,332 (-5%)	1mo	$135,000	$101	86
2412 Foothill Blvd #178	0.09mi	2/2.0 (-1)	1,440 (+3%)	0mo	$290,000	$201	86
2412 Foothill Blvd #143	0.09mi	2/2.0 (-1)	1,440 (+3%)	4mo	$116,000	$81	82
2412 Foothill Blvd #15	0.00mi	2/2.0 (-1)	1,267 (-10%)	0mo	$208,950	$165	79
2412 Foothill Blvd #71	0.09mi	2/2.0 (-1)	1,248 (-11%)	1mo	$99,900	$80	72
2412 Foothill Blvd #20	0.00mi	3/2.0	1,232 (-12%)	10mo	$155,000	$126	72
2412 Foothill Blvd #166	0.09mi	2/2.0 (-1)	1,248 (-11%)	3mo	$153,000	$123	70
2412 Foothill Blvd #12	0.09mi	2/2.0 (-1)	1,586 (+13%)	10mo	$167,000	$105	61

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $32,883
• Equity at exit: $41,003

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $128,069
• Equity at exit: $23,777

Cash invested: $77,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,620 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,218

Break-even live

Break-even rent $2,079

Max offer price $275,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,373	-5% $1,295	+0% $1,218	+5% $1,140	+10% $1,062
Rent	-10% $932	-5% $1,075	+0% $1,218	+5% $1,361	+10% $1,504
Rate	-1.0pp $1,356	-0.5pp $1,288	base $1,218	+0.5pp $1,146	+1.0pp $1,074

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.39mi
1612 Grant St Calistoga, CA	3.0	2.0	1625	$3,795	$2.34	44d	1	0.69mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	14d	1	0.87mi

Listing history 3 events

1. 2026-06-18
   days on market $275,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $275,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,028 · $86/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$1,062/yr (+$88/mo · 103.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $43,443
• − Mortgage interest: −$15,404
• − Property taxes: −$1,028
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,475
• − Management: −$3,475
• − Depreciation: −$8,000
• Taxable income: $10,685
• Est. tax owed @ 24.0%: −$2,564
• After-tax cash flow: $12,047/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

1 event — show timeline

• 2026-06-16 Listed $275,000 BAREIS

Property tax history

+2.4%/yr

Latest (2025): $1,028 · +12.0% YoY. Source: county tax records.