79 Iris Dr · Calistoga, CA 94515

$390,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 55 Days on market

Built 2018 $244/sqft · 97% above area

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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 MLS

Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

Key facts

• Open concept layout
• 3 parking spots
• Built 2018

Tags

• OPEN CONCEPT LAYOUT
• RECENTLY REMODELED CLUBHOUSE
• POOLS AND SPA AMENITIES
• CONVENIENT ACCESS TO WINERIES

Property features AI

Finance

• Other: Located in Calistoga area (Calistoga Springs park)
• Financial info: Land lease: $605
• HOA & community: No association; Senior community

Exterior

• Parking: Off-street parking; Covered parking; Guest parking available; No garage
• Utilities: Public sewer
• Home design: Manufactured in park (double wide)
• Construction: Wood skirting; Manufactured home by Champion Home Builders (Creekside Manor)
• Exterior features: Covered deck; Carport awning; Porch awning; Storage structure on property; Landscaped

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Laminate flooring; Shower stall(s)
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $390k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 55 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $270k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $198,000
• List price: $390,000
• Delta: 96.97%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Magnolia Dr	0.08mi	2/2.0 (-1)	1,536 (-4%)	4mo	$200,000	$130	81
44 Magnolia Dr	0.12mi	3/2.0	1,620 (+1%)	15mo	$321,000	$198	80
123 Heather Ln	0.13mi	3/2.0	1,573 (-2%)	14mo	$329,000	$209	79
611 Port South	0.24mi	3/2.0	1,602 (+0%)	12mo	$310,000	$194	79
819 E Champagne	0.30mi	3/2.0	1,536 (-4%)	9mo	$325,000	$212	72
320 Chablis N	0.11mi	2/2.0 (-1)	1,440 (-10%)	3mo	$165,000	$115	71
516 Sherry St N #244	0.17mi	2/2.0 (-1)	1,536 (-4%)	13mo	$262,500	$171	70
33 Magnolia Dr	0.07mi	2/2.0 (-1)	1,440 (-10%)	8mo	$206,000	$143	68
218 Champagne Cir W	0.09mi	2/2.0 (-1)	1,440 (-10%)	12mo	$130,000	$90	64
4 Camellia Dr	0.16mi	2/2.0 (-1)	1,440 (-10%)	14mo	$115,000	$80	59
703 Claret S	0.29mi	2/2.0 (-1)	1,440 (-10%)	9mo	$149,000	$103	58
921 Champagne St S	0.24mi	2/2.0 (-1)	1,488 (-7%)	18mo	$168,000	$113	57

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-19,147
• Equity at exit: $58,150

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $39,700
• Equity at exit: $33,720

Cash invested: $109,200 (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: 107
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,909 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $694

Break-even live

Break-even rent $3,031

Max offer price $390,000

Occupancy floor 77%

Sensitivity live

Price	-10% $914	-5% $804	+0% $694	+5% $583	+10% $473
Rent	-10% $385	-5% $539	+0% $694	+5% $848	+10% $1,002
Rate	-1.0pp $890	-0.5pp $793	base $694	+0.5pp $593	+1.0pp $490

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Grant St Calistoga, CA	3.0	2.0	1625	$3,795	$2.34	45d	1	0.49mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	15d	1	0.74mi

Listing history 31 events

1. 2026-06-21
   days on market $390,000 Active 55 DOM
2. 2026-06-18
   days on market $390,000 Active 52 DOM
3. 2026-06-17
   days on market $390,000 Active 51 DOM
4. 2026-06-16
   days on market $390,000 Active 50 DOM
5. 2026-06-15
   days on market $390,000 Active 49 DOM
6. 2026-06-14
   days on market $390,000 Active 47 DOM
7. 2026-06-13
   days on market $390,000 Active 46 DOM
8. 2026-06-10
   days on market $390,000 Active 44 DOM
9. 2026-06-09
   days on market $390,000 Active 43 DOM
10. 2026-06-08
    days on market $390,000 Active 42 DOM
11. 2026-06-07
    days on market $390,000 Active 41 DOM
12. 2026-06-05
    days on market $390,000 Active 38 DOM
13. 2026-06-03
    days on market $390,000 Active 37 DOM
14. 2026-06-02
    days on market $390,000 Active 36 DOM
15. 2026-06-01
    days on market $390,000 Active 35 DOM
16. 2026-05-31
    days on market $390,000 Active 34 DOM
17. 2026-05-30
    days on market $390,000 Active 33 DOM
18. 2026-04-27
    listed $390,000 Active 1527-char remark
19. 2025-06-24
    status Active
20. 2025-06-24
    price $390,000
21. 2025-03-28
    price $410,000
22. 2025-03-26
    listed $395,000 Active
23. 2024-07-10
    listed $430,000 Active
24. 2024-04-16
    soldstatus $270,000

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

25. 2024-04-16
    soldstatus $270,000 Closed

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

26. 2024-04-14
    status Pending

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

27. 2024-04-03
    historical Contingent (Show)

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

28. 2024-03-30
    status Active

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

29. 2024-03-27
    historical Contingent (Show)

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

30. 2024-03-08
    listed $299,000 Active

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

31. 2024-03-08
    listed $299,000

    Show marketing remark (924 chars)

    Discover comfort and charm in this "like new" Napa Valley retreat. Positioned along the perimeter, the home features a relaxing covered front porch, perfect for enjoying the surroundings. Inside, an open floor plan with 9' high ceilings and oversized windows creates a bright and inviting atmosphere. The living room seamlessly connects to a separate den, offering flexibility for various uses. The chef's kitchen boasts stainless steel appliances, a spacious center island, and a designated dining area. A covered carport accommodates two cars in tandem, with the added convenience of a handicap access ramp. Experience the ease of modern living in a thoughtfully designed home that caters to practicality and inclusivity. This property, with its inviting atmosphere and desirable features, offers a unique opportunity to call Napa Valley home. Welcome to your affordably priced haven of comfort and style!

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: +$1,521/yr (+$127/mo · 105.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 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: $46,907
• − Mortgage interest: −$21,846
• − Property taxes: −$1,443
• − Insurance: −$2,748
• − Repairs & maintenance: −$3,753
• − Management: −$3,753
• − Depreciation: −$11,345
• Taxable income: $2,019
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $7,839/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

+30.4% since first listed

7 events — show timeline

• 2026-04-27 Listed $390,000 BAREIS
• 2024-04-16 Sold (MLS) $270,000 BAREIS
• 2024-04-14 Pending — BAREIS
• 2024-04-03 Contingent — BAREIS
• 2024-03-30 Relisted — BAREIS
• 2024-03-27 Contingent — BAREIS
• 2024-03-08 Listed $299,000 BAREIS

Property tax history

+5.2%/yr

Latest (2025): $1,443 · +4.0% YoY. Source: county tax records.