150 Silverado Trl #51 · Napa, CA 94559

$199,999

2 bd · 2.0 ba · 670 sqft · Manufactured · 49 Days on market

Built 1972 $299/sqft · 46% above area Est $137k · 46% over

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in the desirable 55+ community of Silverado Pines. This beautifully updated 1970 mobile home offers the perfect blend of modern comfort and low-maintenance lifestyle. The home features a stylishly remodeled kitchen with quartz countertops, sleek cabinetry, and stainless steel appliances, along with rich flooring and fresh finishes throughout. The bathrooms have been tastefully remodeled with a contemporary shower and updated fixtures. Enjoy abundant natural light and a peaceful setting, ideal for relaxing or entertaining. Located in the heart of Napa, you're just minutes from shopping, dining, and world-class wineries. Move-in ready and designed for comfortable, caref

Key facts

• Quartz countertops
• Remodeled kitchen
• Contemporary shower

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• CONTEMPORARY SHOWER
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Land lease amount applies
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking (2 spaces); Additional/other parking features
• Utilities: Natural gas connected; Public sewer; Other utilities
• Home design: Manufactured in park; Single wide
• Construction: Aluminum skirting; Holiday House make (manufactured home)
• Exterior features: Metal roof; Land lease in place; Located in a senior community (Silverado Pines)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Gas cooktop; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled condition; Breakfast area; Kitchen island; Slab countertops; Unfurnished
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $137,232
• List price: $199,999
• Delta: 45.74%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Silverado Trl #65	0.01mi	2/2.0	684 (+2%)	8mo	$70,000	$102	89

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: 9.3%
• Equity multiple: 1.35×
• Total profit: $19,841
• Equity at exit: $29,821

10-year hold

• IRR: 15.8%
• Equity multiple: 2.11×
• Total profit: $62,331
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $956

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 63%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791 Vista Tulocay Ln Napa, CA	1.0–3.0	1.0–2.0	1046	$3,068	$2.93	14d	27	0.33mi
2052 Wilkins Ave Napa, CA	1.0–2.0	1.0	700	$3,964	$5.66	14d	1	0.34mi
511 Riverside Dr Unit RIV515 Napa, CA	1.0	1.0	732	$1,875	$2.56	44d	1	0.60mi
2123 2nd St Napa, CA	1.0	1.0	500	$2,045	$4.09	44d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $199,999 Active 49 DOM
2. 2026-06-17
   days on market $199,999 Active 48 DOM
3. 2026-06-16
   days on market $199,999 Active 47 DOM
4. 2026-06-15
   days on market $199,999 Active 46 DOM
5. 2026-06-14
   days on market $199,999 Active 44 DOM
6. 2026-06-13
   days on market $199,999 Active 43 DOM
7. 2026-06-10
   days on market $199,999 Active 41 DOM
8. 2026-06-09
   days on market $199,999 Active 40 DOM
9. 2026-06-08
   days on market $199,999 Active 39 DOM
10. 2026-06-07
    days on market $199,999 Active 38 DOM
11. 2026-06-05
    days on market $199,999 Active 35 DOM
12. 2026-06-03
    days on market $199,999 Active 34 DOM
13. 2026-06-02
    days on market $199,999 Active 33 DOM
14. 2026-06-01
    days on market $199,999 Active 32 DOM
15. 2026-05-31
    days on market $199,999 Active 31 DOM
16. 2026-05-30
    days on market $199,999 Active 30 DOM
17. 2026-04-30
    listed $199,999 Active 710-char remark

ⓘ 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 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: $35,514
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$5,818
• Taxable income: $8,810
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $9,356/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

1 event — show timeline

• 2026-04-30 Listed $199,999 BAREIS

Property tax history

+9.7%/yr

Latest (2025): $321 · +57.3% YoY. Source: county tax records.