1155 Hudson Ave · St. Helena, CA 94574

$899,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 22 Days on market

Built 1956 6,660 sqft lot Est $1464k · 39% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Schools +5.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on the highly sought-after westside of St. Helena, this single-level 3 bedroom, 2-bathroom home offers timeless charm and exceptional potential just moments from downtown. Built in 1956, the 1,364 sq. ft. residence features a functional, well-designed floorplan and retains its original character throughout. Original hardwood floors run through much of the home, adding warmth and authenticity, while large windows invite in natural light and frame serene vineyard views. The layout provides comfortable living spaces with a seamless flow, ready to be enjoyed as-is or thoughtfully updated to suit your vision. Set in a prime location close to world-class dining, wineries, and shopping, th

Key facts

• Large windows
• Vineyard views
• Prime location

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE WINDOWS
• VINEYARD VIEWS
• PRIME LOCATION
• WINE COUNTRY RETREAT

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached garage facing front; 2-car garage; Paved driveway; Total parking for 4 vehicles
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence; Original condition
• Construction: Composition roof
• Exterior features: Partial fencing; Low-maintenance, regularly shaped lot

Interior

• Kitchen: (No kitchen appliance details provided)
• Bedrooms: 3 bedrooms (main level)
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-story layout; Living room fireplace
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $896k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $725k (19.4% below list).
• Recommended offer: $725k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.7% in St. Helena — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Saint Helena Unified (town): math 50% / reading 67% proficiency, ranked #231 of 1,400 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• At $7,247/mo this rent would consume 62% of the median local household income ($139k/yr) (locally 383% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 22 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 9→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $724,718 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,463,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1191 Hudson Ave	0.07mi	3/2.0	1,364 (0%)	7mo	$945,000	$693	91
1077 Valley View St	0.12mi	3/2.0	1,352 (-1%)	10mo	$1,325,000	$980	85
1503 Tainter St	0.35mi	2/2.0 (-1)	1,267 (-7%)	3mo	$1,359,000	$1,073	64
1841 Spring Mountain Rd	0.74mi	3/2.0	1,396 (+2%)	2mo	$1,460,000	$1,046	60
1212 Edwards St	0.66mi	3/2.0	1,340 (-2%)	10mo	$995,000	$743	58
1511 Stockton St	0.44mi	3/2.0	1,300 (-5%)	19mo	$2,300,000	$1,769	56
1604 Madrona Ave	0.51mi	2/2.0 (-1)	1,330 (-2%)	16mo	$1,777,000	$1,336	54
1380 El Bonita Ave	0.68mi	3/2.0	1,440 (+6%)	8mo	$1,595,000	$1,108	52
1709 Spring Mountain Rd	0.66mi	2/1.0 (-1)	1,447 (+6%)	2mo	$1,475,000	$1,019	48
1565 Pine St	0.43mi	2/2.0 (-1)	1,557 (+14%)	8mo	$900,000	$578	44
1600 Adams St	0.37mi	2/2.0 (-1)	1,167 (-14%)	15mo	$1,790,000	$1,534	42
1536 Madrona Ave	0.53mi	2/1.0 (-1)	1,186 (-13%)	14mo	$1,550,000	$1,307	33

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-146,914
• Equity at exit: $134,044

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-130,023
• Equity at exit: $77,729

Cash invested: $251,720 (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 94574

• Active inventory: 127
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $7,247 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$653 /mo · $7,834/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,522
• Net cashflow: $-17

Break-even live

Break-even rent $7,268

Max offer price $896,067

Occupancy floor 95%

Sensitivity live

Price	-10% $492	-5% $238	+0% $-17	+5% $-271	+10% $-526
Rent	-10% $-589	-5% $-303	+0% $-17	+5% $270	+10% $556
Rate	-1.0pp $436	-0.5pp $212	base $-17	+0.5pp $-250	+1.0pp $-487

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Hillview Pl Saint Helena, CA	2.0	2.5	1583	$12,500	$7.90	21d	1	0.51mi
1171 Edwards St Saint Helena, CA	2.0	1.0	943	$4,000	$4.24	21d	1	0.62mi
1082 Mariposa Ln Saint Helena, CA	3.0	2.0	1312	$4,350	$3.32	14d	1	0.82mi
829 Hunt Ave Unit C St Helena, CA	2.0	1.0	1100	$3,200	$2.91	14d	1	0.82mi

Listing history 18 events

1. 2026-06-19
   days on market $899,000 Active 22 DOM
2. 2026-06-18
   days on market $899,000 Active 21 DOM
3. 2026-06-17
   days on market $899,000 Active 20 DOM
4. 2026-06-16
   days on market $899,000 Active 19 DOM
5. 2026-06-15
   days on market $899,000 Active 18 DOM
6. 2026-06-14
   days on market $899,000 Active 16 DOM
7. 2026-06-13
   days on market $899,000 Active 15 DOM
8. 2026-06-10
   days on market $899,000 Active 13 DOM
9. 2026-06-09
   days on market $899,000 Active 12 DOM
10. 2026-06-08
    days on market $899,000 Active 11 DOM
11. 2026-06-07
    days on market $899,000 Active 10 DOM
12. 2026-06-05
    days on market $899,000 Active 7 DOM
13. 2026-06-03
    days on market $899,000 Active 6 DOM
14. 2026-06-02
    days on market $899,000 Active 5 DOM
15. 2026-06-01
    days on market $899,000 Active 4 DOM
16. 2026-05-31
    days on market $899,000 Active 3 DOM
17. 2026-05-30
    days on market $899,000 Active 2 DOM
18. 2026-05-28
    listed $899,000 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: $7,834 · $653/mo
• Projected year-2 tax: $7,834 · $653/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,966
• − Mortgage interest: −$50,358
• − Property taxes: −$7,834
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,957
• − Management: −$6,957
• − Depreciation: −$26,153
• Taxable loss: −$15,788
• Est. tax savings @ 24.0%: +$3,789
• After-tax cash flow: $3,590/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: Saint Helena Unified
• NCES district ID: 0637830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $80,540
• Composite: 54.39/100
• National rank: #2913
• State rank: #231 of 1400 in CA

Livability — St. Helena

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Helena, CA
• County: Napa County · 120,669 people
• Metro: Napa, CA
• Population (ZIP): 7,457
• Household income: $139,474
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 383.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 27% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 6% Lithuanian 4% German 3%
• Foreign-born: 22% · Canada, Dominican Republic
• Languages at home: 73% English-only · Spanish 22% Other Indo-European 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: ▼ -711.97%
• Current HPI: 203.5761
• 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

1 event — show timeline

• 2026-05-28 Listed $899,000 BAREIS

Property tax history

+8.0%/yr

Latest (2025): $7,834 · +179.3% YoY. Source: county tax records.