506 Cherry · Napa, CA 94558

$170,000

2 bd · 1.0 ba · 550 sqft · Manufactured · 52 Days on market

Built 1965 Good condition $309/sqft · 64% above area ↓ 19% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

Key facts

• Pool and clubhouse
• Updated mobile home
• Modernized kitchen

Tags

• UPDATED MOBILE HOME
• MODERNIZED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE STORAGE SHED
• COMMUNITY AMENITIES
• POOL AND CLUBHOUSE

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Senior community

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Single wide model
• Construction: Wood siding
• Exterior features: Rear porch; Porch with ramp and steps; Back yard; Garden / play area; Storage shed(s); Private entrance; Partial fencing; Community pool

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Disposal; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms (street level / main entry)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (street level)
• Heating & cooling: Central heating; Central air
• Interior features: Updated kitchen; Breakfast bar; No additional rooms noted
• Laundry & utility: Laundry room inside; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (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 (-0.5%/yr); 538 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 flood 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1965 — 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: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $103,447
• List price: $170,000
• Delta: 64.34%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Cherry Ln	0.04mi	2/1.0	600 (+9%)	13mo	$80,000	$133	72
142 Robin St	0.61mi	1/1.0 (-1)	600 (+9%)	19mo	$85,000	$142	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.36×
• Total profit: $16,926
• Equity at exit: $25,348

10-year hold

• IRR: 15.9%
• Equity multiple: 2.12×
• Total profit: $53,103
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $813

Break-even live

Break-even rent $1,487

Max offer price $170,000

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $170,000 Active 52 DOM
2. 2026-06-17
   days on market $170,000 Active 51 DOM
3. 2026-06-16
   days on market $170,000 Active 50 DOM
4. 2026-06-15
   days on market $170,000 Active 49 DOM
5. 2026-06-14
   days on market $170,000 Active 47 DOM
6. 2026-06-13
   days on market $170,000 Active 46 DOM
7. 2026-06-10
   days on market $170,000 Active 44 DOM
8. 2026-06-09
   days on market $170,000 Active 43 DOM
9. 2026-06-08
   days on market $170,000 Active 42 DOM
10. 2026-06-07
    days on market $170,000 Active 41 DOM
11. 2026-06-05
    days on market $170,000 Active 38 DOM
12. 2026-06-03
    days on market $170,000 Active 37 DOM
13. 2026-06-02
    days on market $170,000 Active 36 DOM
14. 2026-06-01
    days on market $170,000 Active 35 DOM
15. 2026-05-31
    days on market $170,000 Active 34 DOM
16. 2026-05-30
    days on market $170,000 Active 33 DOM
17. 2026-04-27
    listed $170,000 Active 1437-char remark
18. 2025-04-04
    soldstatus $170,000 Closed 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

19. 2025-03-31
    status Pending 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

20. 2025-03-14
    historical Contingent (Show) 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

21. 2025-03-03
    price $175,000 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

22. 2025-03-03
    status Active 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

23. 2025-01-10
    price $165,000 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

24. 2025-01-09
    price $179,000 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

25. 2024-11-29
    price $189,000 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

26. 2024-10-23
    price $199,000 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

27. 2024-10-08
    listed $210,000 Active 612-char remark

    Show marketing remark (612 chars)

    Contemporary 2 bedroom 1 bath mobile home nestled in a serene senior park. Though compact, the space is cleverly designed to feel open and modern. Kitchen opens to family room bringing in the natural light. Generous size bedrooms and an updated bathroom shines with contemporary fixtures providing style and comfort. The exterior boasts an inviting, upgraded patio, perfect for enjoying quiet afternoons or gatherings. A gently sloped ramp ensures accessibility to inside and outside of home. Park offers lush greenbelt views, sparkling pool and clubhouse provide opportunities for relaxation and socializing.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 62% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $30,202
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$4,945
• Taxable income: $7,502
• Est. tax owed @ 24.0%: −$1,800
• After-tax cash flow: $7,961/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 · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with updated kitchen and bathroom, and a well-maintained exterior. It's ready for a new owner to move in and enjoy the Napa lifestyle.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves safety and aesthetics
• Both Install smart home security system — Enhances safety and adds modern touch

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves safety and aesthetics ↑
• Both Install smart home security system — Enhances safety and adds modern touch ↑

ⓘ 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 — 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

-19.0% since first listed

11 events — show timeline

• 2026-04-27 Listed $170,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-04 Sold (MLS) $170,000 BAREIS
• 2025-03-31 Pending — BAREIS
• 2025-03-14 Contingent — BAREIS
• 2025-03-03 Price Changed $175,000 BAREIS
• 2025-03-03 Relisted — BAREIS
• 2025-01-10 Price Changed $165,000 BAREIS
• 2025-01-09 Price Changed $179,000 BAREIS
• 2024-11-29 Price Changed $189,000 BAREIS
• 2024-10-23 Price Changed $199,000 BAREIS
• 2024-10-08 Listed $210,000 BAREIS