260 American Canyon Rd #142 · American Canyon, CA 94503

$142,500

2 bd · 2.0 ba · 720 sqft · Manufactured · 83 Days on market

Built 1974 $198/sqft · 16% above area Est $123k · 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated! New kitchen -dual pane window-Open living Area. Has 2 bedroom with the primary bedroom in rear. I One full bathroom with a half bath Park has a community center AND A INGROUND POOL.

Key facts

• New kitchen
• Open living area
• Inground pool

Tags

• NEW KITCHEN
• DUAL PANE WINDOW
• OPEN LIVING AREA
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.2% in American Canyon — 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 74/100 on livability (#133 in CA, #4,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, amenities 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: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $985 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 $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.54% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $123,088
• List price: $142,500
• Delta: 15.77%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 American Canyon Rd #13	0.01mi	2/1.0	768 (+7%)	12mo	$78,000	$102	74
3000 Broadway St #26	0.32mi	2/1.5	672 (-7%)	10mo	$125,000	$186	64
2525 Flosden Rd #43	0.61mi	2/1.0	720 (0%)	10mo	$125,000	$174	59
244 American Canyon Rd #11	0.19mi	2/1.0	800 (+11%)	21mo	$160,000	$200	51
2525 Flosden Rd #51	0.61mi	2/1.0	672 (-7%)	22mo	$59,000	$88	38
2525 Flosden Rd #87	0.52mi	2/1.0	800 (+11%)	22mo	$99,000	$124	35

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $24,683
• Equity at exit: $21,247

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $83,102
• Equity at exit: $12,321

Cash invested: $39,900 (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 94503

• Home prices YoY: -21.0%
• Active inventory: 67
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$747
• Tax est. 1.5%: −$178 /mo · $2,138/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $750

Break-even live

Break-even rent $1,247

Max offer price $142,500

Occupancy floor 61%

Sensitivity live

Price	-10% $848	-5% $799	+0% $750	+5% $700	+10% $651
Rent	-10% $576	-5% $663	+0% $750	+5% $836	+10% $923
Rate	-1.0pp $821	-0.5pp $786	base $750	+0.5pp $713	+1.0pp $675

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Broadway Unit 105 Vallejo, CA	1.0	1.0	589	$1,795	$3.05	14d	1	0.77mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	44d	1	0.78mi
35 Peacock Cir American Canyon, CA	1.0	1.0	450	$1,950	$4.33	44d	1	1.28mi

Listing history 21 events

1. 2026-06-21
   days on market $142,500 Active 83 DOM
2. 2026-06-19
   price $142,500 Active 80 DOM
3. 2026-06-18
   days on market $149,999 Active 80 DOM
4. 2026-06-17
   days on market $149,999 Active 79 DOM
5. 2026-06-16
   days on market $149,999 Active 78 DOM
6. 2026-06-15
   days on market $149,999 Active 77 DOM
7. 2026-06-14
   days on market $149,999 Active 75 DOM
8. 2026-06-13
   days on market $149,999 Active 74 DOM
9. 2026-06-10
   days on market $149,999 Active 72 DOM
10. 2026-06-09
    days on market $149,999 Active 71 DOM
11. 2026-06-08
    days on market $149,999 Active 70 DOM
12. 2026-06-07
    days on market $149,999 Active 69 DOM
13. 2026-06-05
    pricedays on market $149,999 Active 66 DOM
14. 2026-06-03
    days on market $159,999 Active 65 DOM
15. 2026-06-02
    days on market $159,999 Active 64 DOM
16. 2026-06-01
    days on market $159,999 Active 63 DOM
17. 2026-05-31
    days on market $159,999 Active 62 DOM
18. 2026-05-30
    days on market $159,999 Active 61 DOM
19. 2026-04-28
    price $159,999 208-char remark

    Show marketing remark (208 chars)

    Beautifully Updated! New kitchen -dual pane window-Open living Area. Has 2 bedroom with the primary bedroom in rear. I One full bathroom with a half bath Park has a community center AND A INGROUND POOL.

20. 2026-03-30
    listed $169,000 Active 208-char remark

    Show marketing remark (208 chars)

    Beautifully Updated! New kitchen -dual pane window-Open living Area. Has 2 bedroom with the primary bedroom in rear. I One full bathroom with a half bath Park has a community center AND A INGROUND POOL.

21. 2009-02-23
    price $22,000

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,345
• − Mortgage interest: −$7,982
• − Property taxes: −$2,138
• − Insurance: −$712
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$4,145
• Taxable income: $7,152
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $7,278/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 — American Canyon

• Score: 74/100
• State rank: #133
• US rank: #4684

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Canyon, CA
• County: Napa County · 120,669 people
• City population: 21,841
• Metro: Napa, CA
• Population (ZIP): 21,841
• Household income: $121,088
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 486.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 33% Hispanic / Latino 31% White 21% Two or more races 15% Black 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 22% Tagalog/Filipino 15% Other Indo-European 3%

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: ▼ -97.47%
• Current HPI: 366.9139
• Rent YoY: —
• 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

+627.3% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $159,999 BAREIS
• 2026-03-30 Listed $169,000 BAREIS
• 2009-02-23 Price Changed $22,000 BAREIS