150 Silverado Trl #40 · Napa, CA 94559

$214,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured · 135 Days on market

Built 2005 $158/sqft · 53% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Your next chapter isn't about slowing downn, it's about living well. Welcome to Silverado Pines, a sought-after 55+ community offering comfort, convenience, and an active Napa Valley lifestyle. This bright and modern 2-bedroom, 2-bath mobile home features an open, functional floor plan designed for easy living and entertaining. Cathedral ceilings and skylights fill the home with natural light, while wood flooring adds warmth and style throughout the main living areas. A dedicated study provides flexible space ideal for a home office, reading room, or hobby area. The spacious kitchen includes a breakfast nook and ample cabinetry, flowing seamlessly into the living and dining areas for a comfortable, connected layout. Both bedrooms are generously sized, with the primary suite offering an en-suite bath and excellent storage. Outdoor living is enhanced by private decking and surrounding privacy fencingperfect for relaxing, gardening, or hosting guests. The home is ideally located near a park at the rear of the Silverado Pines community, offering a peaceful setting with added privacy. Residents enjoy access to community amenities including a swimming pool, clubhouse, and pickleball court, creating an engaging and social environment. Conveniently located close to shopping, dining, and downtown Napa, this home offers the perfect blend of tranquility and accessibility. Welcome Home!

Key facts

• Open floor plan
• Community amenities
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• DEDICATED STUDY
• SPACIOUS KITCHEN
• PRIVATE DECKING
• SURROUNDING PRIVACY FENCING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $214k.

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 $214k).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.0% 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.
• Market conditions: Rents soft (-2.7%/yr); 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 34% of the median local income ($105k/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 $6k 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 + 0.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $21k (9%) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $139,500
• List price: $214,000
• Delta: 53.41%
• 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
150 Silverado Trl #68	0.00mi	2/2.0	1,404 (+4%)	12mo	$240,000	$171	83
150 Silverado Trl #41	0.01mi	2/2.0	1,344 (-1%)	18mo	$171,000	$127	83
150 Silverado Trl #23	0.00mi	3/2.0 (+1)	1,288 (-5%)	14mo	$140,000	$109	76

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: 12.2%
• Equity multiple: 1.47×
• Total profit: $28,174
• Equity at exit: $31,908

10-year hold

• IRR: 18.9%
• Equity multiple: 2.38×
• Total profit: $82,475
• Equity at exit: $18,503

Cash invested: $59,920 (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 94559

• Rents YoY: -2.7%
• Active inventory: 145
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,127

Break-even live

Break-even rent $1,583

Max offer price $214,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,248	-5% $1,187	+0% $1,127	+5% $1,066	+10% $751
Rent	-10% $889	-5% $1,008	+0% $1,127	+5% $1,246	+10% $1,365
Rate	-1.0pp $1,235	-0.5pp $1,181	base $1,127	+0.5pp $1,071	+1.0pp $1,015

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Saratoga Dr Napa, CA	1.0–2.0	1.0–2.0	956	$2,750	$2.88	14d	3	0.15mi
22 Belvedere Ct Napa, CA	2.0	1.5	897	$2,700	$3.01	44d	1	0.28mi
791 Vista Tulocay Ln Napa, CA	1.0–3.0	1.0–2.0	1046	$3,068	$2.93	14d	27	0.33mi
466 Brown St Unit 470 Napa, CA	1.0	1.0	1425	$1,800	$1.26	44d	1	0.64mi
510 Coombs St Napa, CA	2.0	1.5	1000	$2,700	$2.70	24d	1	0.71mi
1186 East Ave Napa, CA	2.0	1.5	1160	$3,500	$3.02	44d	1	1.01mi
45 1st St Napa, CA	2.0	1.0	942	$3,100	$3.29	44d	1	1.01mi
542 E Spring St Napa, CA	2.0	2.0	1608	$5,500	$3.42	14d	1	1.25mi
1509 Banks Ave Napa, CA	3.0	1.0	1100	$4,450	$4.05	44d	1	1.27mi
1518 Meek Ave Napa, CA	2.0	2.0	1276	$4,500	$3.53	44d	1	1.31mi

Listing history 25 events

1. 2026-06-18
   days on market $214,000 Active 135 DOM
2. 2026-06-17
   days on market $214,000 Active 134 DOM
3. 2026-06-16
   days on market $214,000 Active 133 DOM
4. 2026-06-15
   days on market $214,000 Active 132 DOM
5. 2026-06-14
   days on market $214,000 Active 130 DOM
6. 2026-06-13
   days on market $214,000 Active 129 DOM
7. 2026-06-10
   days on market $214,000 Active 127 DOM
8. 2026-06-09
   days on market $214,000 Active 126 DOM
9. 2026-06-08
   days on market $214,000 Active 125 DOM
10. 2026-06-07
    days on market $214,000 Active 124 DOM
11. 2026-06-05
    days on market $214,000 Active 121 DOM
12. 2026-06-03
    days on market $214,000 Active 120 DOM
13. 2026-06-02
    days on market $214,000 Active 119 DOM
14. 2026-06-01
    days on market $214,000 Active 118 DOM
15. 2026-05-31
    days on market $214,000 Active 117 DOM
16. 2026-05-30
    days on market $214,000 Active 116 DOM
17. 2026-05-12
    price $214,000 1416-char remark

    Show marketing remark (1416 chars)

    NEW PRICE! Your next chapter isn't about slowing downn, it's about living well. Welcome to Silverado Pines, a sought-after 55+ community offering comfort, convenience, and an active Napa Valley lifestyle. This bright and modern 2-bedroom, 2-bath mobile home features an open, functional floor plan designed for easy living and entertaining. Cathedral ceilings and skylights fill the home with natural light, while wood flooring adds warmth and style throughout the main living areas. A dedicated study provides flexible space ideal for a home office, reading room, or hobby area. The spacious kitchen includes a breakfast nook and ample cabinetry, flowing seamlessly into the living and dining areas for a comfortable, connected layout. Both bedrooms are generously sized, with the primary suite offering an en-suite bath and excellent storage. Outdoor living is enhanced by private decking and surrounding privacy fencingperfect for relaxing, gardening, or hosting guests. The home is ideally located near a park at the rear of the Silverado Pines community, offering a peaceful setting with added privacy. Residents enjoy access to community amenities including a swimming pool, clubhouse, and pickleball court, creating an engaging and social environment. Conveniently located close to shopping, dining, and downtown Napa, this home offers the perfect blend of tranquility and accessibility. Welcome Home!

18. 2026-03-24
    price $224,900 1416-char remark

    Show marketing remark (1416 chars)

    NEW PRICE! Your next chapter isn't about slowing downn, it's about living well. Welcome to Silverado Pines, a sought-after 55+ community offering comfort, convenience, and an active Napa Valley lifestyle. This bright and modern 2-bedroom, 2-bath mobile home features an open, functional floor plan designed for easy living and entertaining. Cathedral ceilings and skylights fill the home with natural light, while wood flooring adds warmth and style throughout the main living areas. A dedicated study provides flexible space ideal for a home office, reading room, or hobby area. The spacious kitchen includes a breakfast nook and ample cabinetry, flowing seamlessly into the living and dining areas for a comfortable, connected layout. Both bedrooms are generously sized, with the primary suite offering an en-suite bath and excellent storage. Outdoor living is enhanced by private decking and surrounding privacy fencingperfect for relaxing, gardening, or hosting guests. The home is ideally located near a park at the rear of the Silverado Pines community, offering a peaceful setting with added privacy. Residents enjoy access to community amenities including a swimming pool, clubhouse, and pickleball court, creating an engaging and social environment. Conveniently located close to shopping, dining, and downtown Napa, this home offers the perfect blend of tranquility and accessibility. Welcome Home!

19. 2026-03-04
    price $229,900 1416-char remark

    Show marketing remark (1416 chars)

    NEW PRICE! Your next chapter isn't about slowing downn, it's about living well. Welcome to Silverado Pines, a sought-after 55+ community offering comfort, convenience, and an active Napa Valley lifestyle. This bright and modern 2-bedroom, 2-bath mobile home features an open, functional floor plan designed for easy living and entertaining. Cathedral ceilings and skylights fill the home with natural light, while wood flooring adds warmth and style throughout the main living areas. A dedicated study provides flexible space ideal for a home office, reading room, or hobby area. The spacious kitchen includes a breakfast nook and ample cabinetry, flowing seamlessly into the living and dining areas for a comfortable, connected layout. Both bedrooms are generously sized, with the primary suite offering an en-suite bath and excellent storage. Outdoor living is enhanced by private decking and surrounding privacy fencingperfect for relaxing, gardening, or hosting guests. The home is ideally located near a park at the rear of the Silverado Pines community, offering a peaceful setting with added privacy. Residents enjoy access to community amenities including a swimming pool, clubhouse, and pickleball court, creating an engaging and social environment. Conveniently located close to shopping, dining, and downtown Napa, this home offers the perfect blend of tranquility and accessibility. Welcome Home!

20. 2026-02-03
    listed $234,900 Active 1416-char remark

    Show marketing remark (1416 chars)

    NEW PRICE! Your next chapter isn't about slowing downn, it's about living well. Welcome to Silverado Pines, a sought-after 55+ community offering comfort, convenience, and an active Napa Valley lifestyle. This bright and modern 2-bedroom, 2-bath mobile home features an open, functional floor plan designed for easy living and entertaining. Cathedral ceilings and skylights fill the home with natural light, while wood flooring adds warmth and style throughout the main living areas. A dedicated study provides flexible space ideal for a home office, reading room, or hobby area. The spacious kitchen includes a breakfast nook and ample cabinetry, flowing seamlessly into the living and dining areas for a comfortable, connected layout. Both bedrooms are generously sized, with the primary suite offering an en-suite bath and excellent storage. Outdoor living is enhanced by private decking and surrounding privacy fencingperfect for relaxing, gardening, or hosting guests. The home is ideally located near a park at the rear of the Silverado Pines community, offering a peaceful setting with added privacy. Residents enjoy access to community amenities including a swimming pool, clubhouse, and pickleball court, creating an engaging and social environment. Conveniently located close to shopping, dining, and downtown Napa, this home offers the perfect blend of tranquility and accessibility. Welcome Home!

21. 2017-12-29
    soldstatus $207,000 Sold 447-char remark

    Show marketing remark (447 chars)

    Come home to this beautiful, bright, modern, open, 2 bedroom, 2 bath floor plan with cathedral ceilings, skylights, wood floors and a study. Spacious kitchen has a breakfast nook and adjoins a formal dining area. Has decking and privacy fencing around the home. Located next to a park at the back of the Silverado Pines 55+ community. The community center offers a pool, pool table and rec room. This complex is close to shopping and downtown Napa

22. 2017-11-21
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Come home to this beautiful, bright, modern, open, 2 bedroom, 2 bath floor plan with cathedral ceilings, skylights, wood floors and a study. Spacious kitchen has a breakfast nook and adjoins a formal dining area. Has decking and privacy fencing around the home. Located next to a park at the back of the Silverado Pines 55+ community. The community center offers a pool, pool table and rec room. This complex is close to shopping and downtown Napa

23. 2017-11-09
    listed $215,000 Active 447-char remark

    Show marketing remark (447 chars)

    Come home to this beautiful, bright, modern, open, 2 bedroom, 2 bath floor plan with cathedral ceilings, skylights, wood floors and a study. Spacious kitchen has a breakfast nook and adjoins a formal dining area. Has decking and privacy fencing around the home. Located next to a park at the back of the Silverado Pines 55+ community. The community center offers a pool, pool table and rec room. This complex is close to shopping and downtown Napa

24. 2015-06-11
    historical Off-Market
25. 2015-06-04
    listed $159,000 Active

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,626 · $136/mo
• Expected delta: +$1,157/yr (+$96/mo · 246.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,111
• − Mortgage interest: −$11,987
• − Property taxes: −$470
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$6,225
• Taxable income: $10,581
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $10,982/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: 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 — 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 · 120,669 people
• City population: 91,371
• Metro: Napa, CA
• Population (ZIP): 27,714
• Household income: $105,188
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1186.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 41% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 32% Other Indo-European 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: ▼ -978.36%
• Current HPI: 297.6522
• Rent YoY: ▼ -2.70%
• 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

+34.6% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $214,000 BAREIS
• 2026-03-24 Price Changed $224,900 BAREIS
• 2026-03-04 Price Changed $229,900 BAREIS
• 2026-02-03 Listed $234,900 BAREIS
• 2017-12-29 Sold (MLS) $207,000 BAREIS
• 2017-11-21 Pending — BAREIS
• 2017-11-09 Listed $215,000 BAREIS
• 2015-06-11 Delisted — BAREIS
• 2015-06-04 Listed $159,000 BAREIS

Property tax history

-4.0%/yr

Latest (2025): $470 · -26.6% YoY. Source: county tax records.