244 American Canyon Rd #15 · American Canyon, CA 94503

$179,999

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 6 Days on market

Built 1968 Good condition Est $193k · 7% 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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Olympia Mobile lodge of Napa, a desirable all-age community located at 244 American Canyon Road in the heart of American Canyon, Napa County. Situated within the highly regarded American Canyon School District, this well-maintained 2-bedroom, 2-bath manufactured home offers approximately 1,368 square feet of comfortable living space and an excellent opportunity to enjoy affordable homeownership in one of Napa County's most sought-after communities. Recent improvements include fresh interior paint and brand-new carpet, creating a clean and inviting atmosphere throughout. The spacious floor plan offers comfortable living areas, abundant natural light, and a functional layout design

Key facts

• Spacious floor plan
• Recent improvements
• Fresh interior paint

Tags

• RECENT IMPROVEMENTS
• FRESH INTERIOR PAINT
• BRAND-NEW CARPET
• SPACIOUS FLOOR PLAN
• ABUNDANT NATURAL LIGHT
• NEWER EVAPORATIVE COOLER

Property features AI

Finance

• Financial info: Land lease amount: $971
• HOA & community: No association; Not a senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer
• Home design: Manufactured in park; Double wide
• Construction: Aurora manufactured home; Aluminum skirt
• Exterior features: Located in Olympia Mobile Lodge; Land lease required

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooler; Other heating
• Interior features: Original condition; Shower stall(s)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 14.0% 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: 67 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 30% of the median local income ($121k/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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $179,999

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $192,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 American Canyon Rd #193	0.11mi	2/2.0	1,392 (+2%)	4mo	$137,000	$98	89
244 American Canyon RD Spc 25 #25	0.11mi	2/2.0	1,325 (-3%)	3mo	$180,000	$136	87
3000 Broadway St #18	0.14mi	2/2.0	1,440 (+5%)	10mo	$156,000	$108	77
3000 Broadway St #52	0.14mi	2/2.0	1,440 (+5%)	11mo	$130,000	$90	76
260 American Canyon Rd #58	0.33mi	2/2.0	1,416 (+4%)	11mo	$200,000	$141	70
3000 Broadway St #83	0.14mi	2/2.0	1,536 (+12%)	9mo	$190,000	$124	66
33 Flosden Rd	0.53mi	2/2.0	1,344 (-2%)	9mo	$166,000	$124	65
2555 Flosden Rd #65	0.70mi	3/2.0 (+1)	1,400 (+2%)	2mo	$304,500	$218	57
2525 Flosden Rd #90	0.72mi	3/2.0 (+1)	1,306 (-4%)	1mo	$240,000	$184	53
2555 Flosden Rd #117	0.70mi	2/2.0	1,536 (+12%)	4mo	$319,000	$208	44
2555 Flosden Rd #8	0.70mi	3/2.0 (+1)	1,500 (+10%)	4mo	$337,000	$225	43
2555 Flosden Rd #11	0.70mi	2/2.0	1,200 (-12%)	12mo	$332,500	$277	37

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $44,154
• Equity at exit: $26,838

10-year hold

• IRR: 29.5%
• Equity multiple: 3.64×
• Total profit: $132,989
• Equity at exit: $15,563

Cash invested: $50,400 (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: 67
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,151

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 57%

Sensitivity live

Price	-10% $1,275	-5% $1,213	+0% $1,151	+5% $1,088	+10% $1,026
Rent	-10% $911	-5% $1,031	+0% $1,151	+5% $1,270	+10% $1,390
Rate	-1.0pp $1,241	-0.5pp $1,196	base $1,151	+0.5pp $1,104	+1.0pp $1,056

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	15d	5	0.13mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	22d	1	0.68mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	15d	1	0.73mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	15d	1	0.87mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	15d	1	0.97mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	15d	1	1.09mi
325 Falcon Dr Vallejo, CA	3.0	2.0	1600	$2,900	$1.81	15d	1	1.23mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.39mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	24d	1	1.46mi
800 Reliant Way American Canyon, CA	1.0–2.0	1.0–2.0	955	$2,460	$2.58	15d	4	1.46mi

Listing history 5 events

1. 2026-06-21
   days on market $179,999 Active 6 DOM
2. 2026-06-18
   days on market $179,999 Active 3 DOM
3. 2026-06-17
   days on market $179,999 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $179,999 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 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: $36,371
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,910
• − Management: −$2,910
• − Depreciation: −$5,236
• Taxable income: $11,633
• Est. tax owed @ 24.0%: −$2,792
• After-tax cash flow: $11,014/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath manufactured home offers approximately 1,368 square feet of comfortable living space and an excellent opportunity to enjoy affordable homeownership in one of Napa County's most sought-after communities.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Replace the carpet in the living area — Replacing the carpet in the living area can make the home more appealing to potential buyers.
• Resale Replace the carpet in the kitchen — Replacing the carpet in the kitchen can make the home more appealing to potential buyers.
• Resale Replace the carpet in the bathrooms — Replacing the carpet in the bathrooms can make the home more appealing to potential buyers.
• Rental Replace the carpet in the living area — Replacing the carpet in the living area can make the home more appealing to potential renters.
• Rental Replace the carpet in the kitchen — Replacing the carpet in the kitchen can make the home more appealing to potential renters.
• Rental Replace the carpet in the bathrooms — Replacing the carpet in the bathrooms can make the home more appealing to potential renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Replace the carpet in the living area — Replacing the carpet in the living area can make the home more appealing to potential buyers. ↑
• Resale Replace the carpet in the kitchen — Replacing the carpet in the kitchen can make the home more appealing to potential buyers. ↑
• Resale Replace the carpet in the bathrooms — Replacing the carpet in the bathrooms can make the home more appealing to potential buyers. ↑
• Rental Replace the carpet in the living area — Replacing the carpet in the living area can make the home more appealing to potential renters. ↑
• Rental Replace the carpet in the kitchen — Replacing the carpet in the kitchen can make the home more appealing to potential renters. ↑
• Rental Replace the carpet in the bathrooms — Replacing the carpet in the bathrooms can make the home more appealing to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-15 Listed $179,999 BAREIS