189 Gali Way · Napa, CA 94558

$699,990

3 bd · 2.5 ba · 1,880 sqft · Townhouse · 43 Days on market

Built 2026 Good condition $372/sqft · at area comps Est $710k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.1/15.0
• Cash flow +4.4/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Townhouse living never looked so good. Copperleaf's Residence 1 offers 1,880 square feet of space aligned with your lifestyle. An inviting porch and open-concept main living area encourage moments of connection at every corner. Keep the party going upstairs, with a petite balcony suited for conversation and catching vibrant sunsets. Also upstairs, you'll find a generous loft adjacent to a primary suite complete with dual sinks and a walk-in wardrobe.

Key facts

• Generous loft
• Walk-in wardrobe
• Petite balcony

Tags

• INVITING PORCH
• OPEN-CONCEPT MAIN LIVING AREA
• PETITE BALCONY
• GENEROUS LOFT
• WALK-IN WARDROBE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $700k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $434k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (45.7% below list).
• Recommended offer: $380k (45.7% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 2.2% 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.
• Zoned schools: Phillips Elementary (381 students, 86% FRL); Silverado Middle (868 students, 77% FRL); Napa High (1,762 students, 73% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 765 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 40% of the median local income ($113k/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 $5k of loan paydown is wiped out by about $21k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($679k) is reasonable based on typical stale-listing flexibility.

Recommended offer $379,767 (45.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.54% ✗
• Cap rate: 3.14%
• Cash-on-cash: -11.25%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $709,990
• List price: $699,990
• Delta: -1.41%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Gali Way #2401	0.00mi	3/2.5	1,880 (0%)	1mo	$699,990	$372	99
153 Compass Dr #2101	0.06mi	3/2.5	1,880 (0%)	6mo	$653,990	$348	92
139 Compass Dr #2002	0.08mi	3/2.5	2,026 (+8%)	6mo	$691,780	$341	79
151 Compass Dr #2103	0.06mi	4/2.5 (+1)	2,076 (+10%)	2mo	$699,000	$337	73
131 Compass Dr #1903	0.09mi	4/2.5 (+1)	2,076 (+10%)	4mo	$709,990	$342	70
143 Compass Dr #2003	0.07mi	4/2.5 (+1)	2,076 (+10%)	9mo	$739,990	$356	67
119 Compass Dr #1803	0.11mi	4/2.5 (+1)	2,076 (+10%)	9mo	$785,166	$378	65
137 Compass Dr #2004	0.08mi	4/3.0 (+1)	2,130 (+13%)	9mo	$759,990	$357	59
101 Ripple Way #1704	0.12mi	4/3.0 (+1)	2,130 (+13%)	7mo	$766,047	$360	59

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: -40.1%
• Equity multiple: -0.23×
• Total profit: $-241,520
• Equity at exit: $104,371

10-year hold

• IRR: -86.2%
• Equity multiple: -1.06×
• Total profit: $-403,771
• Equity at exit: $60,522

Cash invested: $195,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 3 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $754,990 ($357/sqft)
• Median days on market: 61 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94558

• Rents YoY: -0.5%
• Active inventory: 765
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,798 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-1,837

Break-even live

Break-even rent $6,123

Max offer price $434,128

Occupancy floor —

Sensitivity live

Price	-10% $-1,354	-5% $-1,595	+0% $-1,837	+5% $-2,079	+10% $-2,321
Rent	-10% $-2,137	-5% $-1,987	+0% $-1,837	+5% $-1,687	+10% $-1,537
Rate	-1.0pp $-1,485	-0.5pp $-1,659	base $-1,837	+0.5pp $-2,019	+1.0pp $-2,203

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: $174,998
• Closing costs: $21,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 Splittail Way Napa, CA	4.0	4.0	2311	$4,800	$2.08	5d	1	0.06mi

Listing history 35 events

1. 2026-07-18
   days on market $699,990 Active 43 DOM
2. 2026-07-16
   days on market $699,990 Active 41 DOM
3. 2026-07-16
   days on market $699,990 Active 40 DOM
4. 2026-07-14
   days on market $699,990 Active 39 DOM
5. 2026-07-13
   days on market $699,990 Active 38 DOM
6. 2026-07-12
   days on market $699,990 Active 37 DOM
7. 2026-07-11
   days on market $699,990 Active 36 DOM
8. 2026-07-10
   days on market $699,990 Active 35 DOM
9. 2026-07-09
   days on market $699,990 Active 34 DOM
10. 2026-07-08
    days on market $699,990 Active 33 DOM
11. 2026-07-07
    price $699,990 Active 32 DOM
12. 2026-07-07
    days on market $754,849 Active 32 DOM
13. 2026-07-06
    days on market $754,849 Active 31 DOM
14. 2026-07-05
    days on market $754,849 Active 30 DOM
15. 2026-07-04
    days on market $754,849 Active 29 DOM
16. 2026-07-03
    price $754,849 Active 28 DOM
17. 2026-07-03
    days on market $727,170 Active 28 DOM
18. 2026-07-02
    days on market $727,170 Active 27 DOM
19. 2026-07-01
    days on market $727,170 Active 26 DOM
20. 2026-06-30
    days on market $727,170 Active 25 DOM
21. 2026-06-29
    days on market $727,170 Active 24 DOM
22. 2026-06-28
    days on market $727,170 Active 23 DOM
23. 2026-06-28
    days on market $727,170 Active 22 DOM
24. 2026-06-27
    days on market $727,170 Active 21 DOM
25. 2026-06-25
    pricedays on market $727,170 Active 19 DOM
26. 2026-06-10
    days on market $726,820 Active 18 DOM
27. 2026-06-09
    days on market $726,820 Active 17 DOM
28. 2026-06-08
    days on market $726,820 Active 16 DOM
29. 2026-06-07
    days on market $726,820 Active 15 DOM
30. 2026-06-05
    days on market $726,820 Active 12 DOM
31. 2026-06-03
    days on market $726,820 Active 11 DOM
32. 2026-06-02
    days on market $726,820 Active 10 DOM
33. 2026-06-01
    days on market $726,820 Active 9 DOM
34. 2026-05-31
    days on market $726,820 Active 8 DOM
35. 2026-05-30
    days on market $726,820 Active 7 DOM

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

Taxation est. · year 1

• Rental income: $45,572
• − Mortgage interest: −$39,210
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$3,646
• − Management: −$3,646
• − Depreciation: −$20,363
• Taxable loss: −$35,293
• Est. tax savings @ 24.0%: +$8,470
• After-tax cash flow: $-13,577/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.

Condition & rehab AI · 15 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the living areas — Newer flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑

Zoned Schools

Elementary Phillips Elementary Middle Silverado Middle High Napa High

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

B Composite livability gradescore 70/100

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 · 153,987 people
• City population: 91,371
• Metro: Napa, CA
• Population (ZIP): 63,657
• Household income: $113,269
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▼ -842.94%
• Current HPI: 296.0661
• Rent YoY: ▼ -0.50%
• Metro: Napa, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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