6004 Monticello Rd #10 · Moskowite Corner, CA 95658

$119,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 139 Days on market

Built 1977 Good condition $89/sqft · 45% above area Est $83k · 45% over ↓ 14% since listing

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely remodeled Mfg home, located in a Family park it has 1344 Sq ft 2 bedroom 2 full bathrooms New roof installed last year. UPdated Kitchen , Laminate flooring thru out the home. Spacious living room with Vaulted ceiling, a Dining room off kitchen. Primary Bedroom has a full wall of closet space with an updated bathroom. Inside laundry room . 2 CAR DRIVEWAY with a car port. Short distance to Napa for your shopping needs

Key facts

• Laminate flooring
• Vaulted ceiling
• Updated kitchen

Tags

• REMODELED HOME
• NEW ROOF
• UPDATED KITCHEN
• LAMINATE FLOORING
• VAULTED CEILING
• FULL WALL OF CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.5% in Moskowite Corner — 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 37/100 on livability (#1,427 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety D, schools F, amenities 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: 56 active listings in the ZIP; 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $129.88M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1977 — 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 F-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: 2.24% ✓
• Cap rate: 19.24%
• Cash-on-cash: 46.22%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $82,758
• List price: $119,999
• Delta: 45.00%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6004 Monticello Rd #46	0.00mi	3/2.0 (+1)	1,400 (+4%)	8mo	$95,000	$68	81
6004 Monticello Rd #43	0.00mi	2/2.0	1,248 (-7%)	10mo	$73,000	$58	80
6004 Monticello Rd #8	0.35mi	3/2.0 (+1)	1,200 (-11%)	18mo	$60,000	$50	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: 43.5%
• Equity multiple: 2.88×
• Total profit: $63,026
• Equity at exit: $17,892

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $161,189
• Equity at exit: $10,375

Cash invested: $33,600 (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 95658

• Active inventory: 56
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,294

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 47%

Sensitivity live

Price	-10% $1,377	-5% $1,336	+0% $1,294	+5% $1,253	+10% $1,211
Rent	-10% $1,082	-5% $1,188	+0% $1,294	+5% $1,400	+10% $1,507
Rate	-1.0pp $1,355	-0.5pp $1,325	base $1,294	+0.5pp $1,263	+1.0pp $1,232

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $119,999 Active 139 DOM
2. 2026-06-18
   days on market $119,999 Active 136 DOM
3. 2026-06-17
   days on market $119,999 Active 135 DOM
4. 2026-06-16
   days on market $119,999 Active 134 DOM
5. 2026-06-15
   days on market $119,999 Active 133 DOM
6. 2026-06-14
   days on market $119,999 Active 131 DOM
7. 2026-06-13
   days on market $119,999 Active 130 DOM
8. 2026-06-10
   days on market $119,999 Active 128 DOM
9. 2026-06-09
   days on market $119,999 Active 127 DOM
10. 2026-06-08
    days on market $119,999 Active 126 DOM
11. 2026-06-07
    days on market $119,999 Active 125 DOM
12. 2026-06-05
    days on market $119,999 Active 122 DOM
13. 2026-06-03
    days on market $119,999 Active 121 DOM
14. 2026-06-02
    days on market $119,999 Active 120 DOM
15. 2026-06-01
    days on market $119,999 Active 119 DOM
16. 2026-05-31
    days on market $119,999 Active 118 DOM
17. 2026-05-30
    days on market $119,999 Active 117 DOM
18. 2026-04-20
    price $119,999 435-char remark

    Show marketing remark (435 chars)

    Nicely remodeled Mfg home, located in a Family park it has 1344 Sq ft 2 bedroom 2 full bathrooms New roof installed last year. UPdated Kitchen , Laminate flooring thru out the home. Spacious living room with Vaulted ceiling, a Dining room off kitchen. Primary Bedroom has a full wall of closet space with an updated bathroom. Inside laundry room . 2 CAR DRIVEWAY with a car port. Short distance to Napa for your shopping needs

19. 2026-02-02
    price $129,999 435-char remark

    Show marketing remark (435 chars)

    Nicely remodeled Mfg home, located in a Family park it has 1344 Sq ft 2 bedroom 2 full bathrooms New roof installed last year. UPdated Kitchen , Laminate flooring thru out the home. Spacious living room with Vaulted ceiling, a Dining room off kitchen. Primary Bedroom has a full wall of closet space with an updated bathroom. Inside laundry room . 2 CAR DRIVEWAY with a car port. Short distance to Napa for your shopping needs

20. 2026-02-02
    listed $129,999,000 Active 435-char remark

    Show marketing remark (435 chars)

    Nicely remodeled Mfg home, located in a Family park it has 1344 Sq ft 2 bedroom 2 full bathrooms New roof installed last year. UPdated Kitchen , Laminate flooring thru out the home. Spacious living room with Vaulted ceiling, a Dining room off kitchen. Primary Bedroom has a full wall of closet space with an updated bathroom. Inside laundry room . 2 CAR DRIVEWAY with a car port. Short distance to Napa for your shopping needs

21. 2025-09-27
    price $125,000
22. 2025-08-03
    price $129,999
23. 2025-08-02
    price $129,900
24. 2025-06-06
    listed $139,000 Active
25. 2025-03-05
    price $138,900
26. 2024-12-29
    listed $140,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,256
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$3,491
• Taxable income: $14,482
• Est. tax owed @ 24.0%: −$3,476
• After-tax cash flow: $12,055/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 manufactured home is in good condition with recent updates, making it a solid investment.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Replace curtains — Fresh curtains improve tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace curtains — Fresh curtains improve tenant satisfaction ↑

ⓘ 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 — Moskowite Corner

• Score: 37/100
• State rank: #1427
• US rank: #27607

Category grades

Amenities F Commute F Cost of living D- Crime A Employment F Housing F Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moskowite Corner, CA
• Population (ZIP): 6,197

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 7% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Slovak 4% Russian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · German/W. Germanic 2% Spanish 1% Other Asian/Pacific 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: ▼ -292.40%
• Current HPI: 288.3247
• 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

-14.3% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $119,999 BAREIS
• 2026-02-02 Price Changed $129,999 BAREIS
• 2026-02-02 Listed $129,999,000 BAREIS
• 2025-09-27 Price Changed $125,000 BAREIS
• 2025-08-03 Price Changed $129,999 BAREIS
• 2025-08-02 Price Changed $129,900 BAREIS
• 2025-06-06 Listed $139,000 BAREIS
• 2025-03-05 Price Changed $138,900 BAREIS
• 2024-12-29 Listed $140,000 BAREIS