132 Cabana Dr · Napa, CA 94558

$245,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 6 Days on market

Built 1972 Est $295k · 17% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Honey, stop the car! Hurry, you don't want to miss this well cared for, clean, light and bright spacious home located in the Napa Valley on a large lot featuring gorgeous views of the East hills and private landscaped backyard. Light filled open living room, dining area, family room, kitchen with double ovens, gas cooktop, dishwasher, large pantry, and cabinetry with lazy Susans and pullout pan drawers. Master bedroom is large with ensuite bath, double sinks, and deep linen cabinets in master and second bath. Central heat and air, ceiling fans and separate laundry room with cabinetry. Most windows have been replaced. Two outbuildings, one with electricity. Broadcast television roof style television antenna which cancels the need to pay for most cable television.

Key facts

• Guest parking
• Corner lot
• 2 parking spots

Tags

• CORNER LOT
• VIEWS OF EASTERN HILLS
• TANDEM 2 CAR COVERED CARPORT
• WORKSHOP WITH ELECTRICAL
• PRIVATE LANDSCAPED YARD
• GUEST PARKING

Property features AI

Finance

• Financial info: Monthly land lease fee
• HOA & community: No association; Senior community; Located in La Siesta Village

Exterior

• Parking: 2 parking spaces; Covered parking with interior access and off-street parking
• Utilities: Individual electric meter; Individual gas meter; Public sewer
• Home design: Manufactured home (double wide) located in a park; Land lease community
• Construction: Metal roof; Metal skirting; Manufactured by Golden West
• Exterior features: Porch with steps and railings; Porch awning; Carport awning; Shed(s); Backyard; Corner lot; Landscaped front and back

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Free-standing refrigerator; Gas cooktop
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with double sinks, shower stall(s) and tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Carbon monoxide detector and smoke detector; Dining/Living combo; Breakfast area
• Laundry & utility: Washer and dryer included inside the home; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 9.7% 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 (-0.5%/yr); 538 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 32% of the median local income ($113k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

Questions for the listing agent

1. Built in 1972 — 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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $295,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Hacienda Dr	0.03mi	2/2.0	1,440 (0%)	2mo	$250,000	$174	97
34 Hacienda Dr	0.14mi	2/2.0	1,440 (0%)	10mo	$230,000	$160	85
209 Shirley Ct #116	0.40mi	2/2.0	1,458 (+1%)	1mo	$379,000	$260	78
13 Hacienda Dr	0.19mi	2/2.0	1,368 (-5%)	6mo	$255,000	$186	77
304 Ginger St	0.51mi	2/2.0	1,440 (0%)	11mo	$130,000	$90	67
209 Bernadine Pl	0.51mi	2/2.0	1,344 (-7%)	5mo	$389,000	$289	61
315 Mark Way	0.51mi	2/2.0	1,344 (-7%)	7mo	$225,000	$167	59
212 Julie Pl	0.34mi	3/2.0 (+1)	1,252 (-13%)	3mo	$305,000	$244	55
317 Tammy Way	0.61mi	3/2.0 (+1)	1,340 (-7%)	1mo	$283,500	$212	54
207 Bernadine Pl	0.50mi	3/2.0 (+1)	1,536 (+7%)	12mo	$331,000	$215	51
232 Daisy Dr	0.64mi	2/2.0	1,560 (+8%)	10mo	$310,000	$199	48
312 Tammy Way	0.63mi	3/2.0 (+1)	1,340 (-7%)	9mo	$275,000	$205	47

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,618
• Equity at exit: $36,530

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $20,508
• Equity at exit: $21,183

Cash invested: $68,600 (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 94558

• Rents YoY: -0.5%
• Active inventory: 538
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,036 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $706

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 72%

Sensitivity live

Price	-10% $875	-5% $790	+0% $706	+5% $621	+10% $536
Rent	-10% $466	-5% $586	+0% $706	+5% $825	+10% $945
Rate	-1.0pp $829	-0.5pp $768	base $706	+0.5pp $642	+1.0pp $577

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3663 Solano Ave Napa, CA	1.0–3.0	1.0–2.0	1122	$2,742	$2.44	14d	7	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $245,000 Active 6 DOM
2. 2026-06-17
   days on market $245,000 Active 5 DOM
3. 2026-06-16
   days on market $245,000 Active 4 DOM
4. 2026-06-15
   days on market $245,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $245,000 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 5/10 Major 7 d/yr ≥96°F today · 14 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: $36,435
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − Depreciation: −$7,127
• Taxable income: $4,855
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $7,301/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): 63,657
• Household income: $113,269
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 2095.0

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 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Tagalog/Filipino 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: ▼ -842.94%
• Current HPI: 296.0661
• Rent YoY: ▼ -0.50%
• 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

+8.9% since first listed

9 events — show timeline

• 2026-06-12 Listed $245,000 BAREIS
• 2025-11-15 Relisted — BAREIS
• 2025-11-12 Contingent — BAREIS
• 2025-11-03 Price Changed $229,000 BAREIS
• 2025-09-08 Listed $240,000 BAREIS
• 2022-09-12 Sold (MLS) $215,000 BAREIS
• 2022-09-03 Pending — BAREIS
• 2022-08-28 Contingent — BAREIS
• 2022-08-22 Listed $225,000 BAREIS