3000 Broadway St #13 · American Canyon, CA 94503

$244,999

2 bd · 2.0 ba · 960 sqft · Manufactured · 87 Days on market

Built 1974 Good condition $255/sqft · 74% above area ↓ 9% since listing

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Las Casitas, Where Wine Country Living Begins. Nestled at the gateway to Napa Valley, Las Casitas is a vibrant 55+ community where comfort meets California charm. And at the heart of it all, Number Thirteen stands apart. Set on a generous corner lot, this fully reimagined residence blends modern sophistication with effortless livability. Step inside and feel it immediately: a bright, open layout bathed in natural light, anchored by a sleek electric fireplace, a built in 75" TV, and curated designer lighting that adds warmth and polish to every room. The custom kitchen is built for the way you actually live: clean lines, quality finishes, and abundant prep space that makes everyday meals feel easy and dinner parties feel inspired. Retreat to the primary suite, where the spa inspired bath invites you to slow down. A deep soaking tub, bold statement tile, and a refined walk in shower create a space that feels more boutique hotel than home, in the best possible way. Every surface, every detail, every finish has been thoughtfully updated from top to bottom. It lives like new, because it essentially is. A full size washer and dryer are included, making the move in experience as seamless as possible. Outside, the low maintenance yard and matching shed let you enjoy the California outdoors without the upkeep, while the oversized corner lot gives you the breathing room that's so hard to find. When you're ready to connect with neighbors, the community pool and clubhouse are just steps away, perfect for relaxed afternoons and easy socializing. Number Thirteen. Fresh. Polished. Move in ready. And perfectly positioned for your next chapter in wine country.

Key facts

• 2 parking spots
• Built 1974
• Listed 87 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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.
• Zoned schools: Canyon Oaks Elementary (708 students, 58% FRL); American Canyon Middle (1,007 students, 60% FRL); American Canyon High (1,722 students, 53% FRL) — zoned schools average 57% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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

• It's been on market 87 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $140,681
• List price: $244,999
• Delta: 74.15%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 American Canyon Rd #102	0.16mi	3/2.0 (+1)	1,020 (+6%)	4mo	$150,000	$147	74
244 American Canyon Rd #189	0.23mi	2/2.0	1,040 (+8%)	2mo	$140,681	$135	74
3000 3000 Broadway St Apt 92 St #92	0.07mi	2/2.0	1,080 (+12%)	7mo	$145,000	$134	70
244 American Canyon Rd #133	0.16mi	2/2.0	1,060 (+10%)	17mo	$188,000	$177	61
244 American Canyon Rd #83	0.16mi	2/2.0	1,040 (+8%)	22mo	$155,000	$149	60
244 American Canyon Rd #81	0.16mi	2/2.0	1,080 (+12%)	24mo	$172,118	$159	52
244 American Cyn #131	0.25mi	2/1.0	875 (-9%)	22mo	$140,000	$160	51

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-24,694
• Equity at exit: $36,530

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,857
• 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 94503

• Home prices YoY: -21.0%
• Active inventory: 67
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $234

Break-even live

Break-even rent $2,302

Max offer price $244,999

Occupancy floor 86%

Sensitivity live

Price	-10% $403	-5% $318	+0% $234	+5% $149	+10% $64
Rent	-10% $29	-5% $131	+0% $234	+5% $336	+10% $439
Rate	-1.0pp $357	-0.5pp $296	base $234	+0.5pp $170	+1.0pp $106

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 4 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	15d	1	0.53mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	45d	1	0.55mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	15d	1	0.67mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	45d	1	1.17mi

Listing history 26 events

1. 2026-06-21
   days on market $244,999 Active 87 DOM
2. 2026-06-18
   days on market $244,999 Active 84 DOM
3. 2026-06-17
   days on market $244,999 Active 83 DOM
4. 2026-06-16
   days on market $244,999 Active 82 DOM
5. 2026-06-15
   days on market $244,999 Active 81 DOM
6. 2026-06-14
   days on market $244,999 Active 79 DOM
7. 2026-06-13
   days on market $244,999 Active 78 DOM
8. 2026-06-10
   days on market $244,999 Active 76 DOM
9. 2026-06-09
   days on market $244,999 Active 75 DOM
10. 2026-06-08
    days on market $244,999 Active 74 DOM
11. 2026-06-07
    days on market $244,999 Active 73 DOM
12. 2026-06-05
    days on market $244,999 Active 70 DOM
13. 2026-06-03
    days on market $244,999 Active 69 DOM
14. 2026-06-02
    days on market $244,999 Active 68 DOM
15. 2026-06-01
    days on market $244,999 Active 67 DOM
16. 2026-05-31
    days on market $244,999 Active 66 DOM
17. 2026-05-30
    days on market $244,999 Active 65 DOM
18. 2026-05-12
    price $244,999 1689-char remark

    Show marketing remark (1689 chars)

    Welcome to Las Casitas, Where Wine Country Living Begins. Nestled at the gateway to Napa Valley, Las Casitas is a vibrant 55+ community where comfort meets California charm. And at the heart of it all, Number Thirteen stands apart. Set on a generous corner lot, this fully reimagined residence blends modern sophistication with effortless livability. Step inside and feel it immediately: a bright, open layout bathed in natural light, anchored by a sleek electric fireplace, a built in 75" TV, and curated designer lighting that adds warmth and polish to every room. The custom kitchen is built for the way you actually live: clean lines, quality finishes, and abundant prep space that makes everyday meals feel easy and dinner parties feel inspired. Retreat to the primary suite, where the spa inspired bath invites you to slow down. A deep soaking tub, bold statement tile, and a refined walk in shower create a space that feels more boutique hotel than home, in the best possible way. Every surface, every detail, every finish has been thoughtfully updated from top to bottom. It lives like new, because it essentially is. A full size washer and dryer are included, making the move in experience as seamless as possible. Outside, the low maintenance yard and matching shed let you enjoy the California outdoors without the upkeep, while the oversized corner lot gives you the breathing room that's so hard to find. When you're ready to connect with neighbors, the community pool and clubhouse are just steps away, perfect for relaxed afternoons and easy socializing. Number Thirteen. Fresh. Polished. Move in ready. And perfectly positioned for your next chapter in wine country.

19. 2026-05-04
    price $254,999 1689-char remark

    Show marketing remark (1689 chars)

    Welcome to Las Casitas, Where Wine Country Living Begins. Nestled at the gateway to Napa Valley, Las Casitas is a vibrant 55+ community where comfort meets California charm. And at the heart of it all, Number Thirteen stands apart. Set on a generous corner lot, this fully reimagined residence blends modern sophistication with effortless livability. Step inside and feel it immediately: a bright, open layout bathed in natural light, anchored by a sleek electric fireplace, a built in 75" TV, and curated designer lighting that adds warmth and polish to every room. The custom kitchen is built for the way you actually live: clean lines, quality finishes, and abundant prep space that makes everyday meals feel easy and dinner parties feel inspired. Retreat to the primary suite, where the spa inspired bath invites you to slow down. A deep soaking tub, bold statement tile, and a refined walk in shower create a space that feels more boutique hotel than home, in the best possible way. Every surface, every detail, every finish has been thoughtfully updated from top to bottom. It lives like new, because it essentially is. A full size washer and dryer are included, making the move in experience as seamless as possible. Outside, the low maintenance yard and matching shed let you enjoy the California outdoors without the upkeep, while the oversized corner lot gives you the breathing room that's so hard to find. When you're ready to connect with neighbors, the community pool and clubhouse are just steps away, perfect for relaxed afternoons and easy socializing. Number Thirteen. Fresh. Polished. Move in ready. And perfectly positioned for your next chapter in wine country.

20. 2026-05-04
    price $244,999 1689-char remark

    Show marketing remark (1689 chars)

    Welcome to Las Casitas, Where Wine Country Living Begins. Nestled at the gateway to Napa Valley, Las Casitas is a vibrant 55+ community where comfort meets California charm. And at the heart of it all, Number Thirteen stands apart. Set on a generous corner lot, this fully reimagined residence blends modern sophistication with effortless livability. Step inside and feel it immediately: a bright, open layout bathed in natural light, anchored by a sleek electric fireplace, a built in 75" TV, and curated designer lighting that adds warmth and polish to every room. The custom kitchen is built for the way you actually live: clean lines, quality finishes, and abundant prep space that makes everyday meals feel easy and dinner parties feel inspired. Retreat to the primary suite, where the spa inspired bath invites you to slow down. A deep soaking tub, bold statement tile, and a refined walk in shower create a space that feels more boutique hotel than home, in the best possible way. Every surface, every detail, every finish has been thoughtfully updated from top to bottom. It lives like new, because it essentially is. A full size washer and dryer are included, making the move in experience as seamless as possible. Outside, the low maintenance yard and matching shed let you enjoy the California outdoors without the upkeep, while the oversized corner lot gives you the breathing room that's so hard to find. When you're ready to connect with neighbors, the community pool and clubhouse are just steps away, perfect for relaxed afternoons and easy socializing. Number Thirteen. Fresh. Polished. Move in ready. And perfectly positioned for your next chapter in wine country.

21. 2026-03-26
    listed $254,999 Active 1689-char remark

    Show marketing remark (1689 chars)

    Welcome to Las Casitas, Where Wine Country Living Begins. Nestled at the gateway to Napa Valley, Las Casitas is a vibrant 55+ community where comfort meets California charm. And at the heart of it all, Number Thirteen stands apart. Set on a generous corner lot, this fully reimagined residence blends modern sophistication with effortless livability. Step inside and feel it immediately: a bright, open layout bathed in natural light, anchored by a sleek electric fireplace, a built in 75" TV, and curated designer lighting that adds warmth and polish to every room. The custom kitchen is built for the way you actually live: clean lines, quality finishes, and abundant prep space that makes everyday meals feel easy and dinner parties feel inspired. Retreat to the primary suite, where the spa inspired bath invites you to slow down. A deep soaking tub, bold statement tile, and a refined walk in shower create a space that feels more boutique hotel than home, in the best possible way. Every surface, every detail, every finish has been thoughtfully updated from top to bottom. It lives like new, because it essentially is. A full size washer and dryer are included, making the move in experience as seamless as possible. Outside, the low maintenance yard and matching shed let you enjoy the California outdoors without the upkeep, while the oversized corner lot gives you the breathing room that's so hard to find. When you're ready to connect with neighbors, the community pool and clubhouse are just steps away, perfect for relaxed afternoons and easy socializing. Number Thirteen. Fresh. Polished. Move in ready. And perfectly positioned for your next chapter in wine country.

22. 2025-11-01
    price $255,000
23. 2025-08-04
    price $259,000
24. 2025-06-18
    status Active
25. 2025-06-07
    historical Contingent (Show)
26. 2025-05-31
    listed $269,000 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 12 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: $31,172
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,727
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$7,127
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $3,062/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This fully reimagined manufactured home in Las Casitas is in excellent condition with a modern and well-maintained appearance. It offers a great opportunity for investors looking to increase its value through minor cosmetic upgrades and smart home features.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Adding smart home features — Modern technology can increase both resale and rental value.
• Both Upgrading appliances — Modern appliances can attract more buyers and renters.
• Both Adding a smart thermostat — Energy-efficient systems can lower utility costs and attract eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value. ↑
• Both Upgrading appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a smart thermostat — Energy-efficient systems can lower utility costs and attract eco-conscious buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.9% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $244,999 BAREIS
• 2026-05-04 Price Changed $254,999 BAREIS
• 2026-05-04 Price Changed $244,999 BAREIS
• 2026-03-26 Listed $254,999 BAREIS
• 2025-11-01 Price Changed $255,000 BAREIS
• 2025-08-04 Price Changed $259,000 BAREIS
• 2025-06-18 Relisted — BAREIS
• 2025-06-07 Contingent — BAREIS
• 2025-05-31 Listed $269,000 BAREIS