2412 Foothill Blvd Blvd #171 · Calistoga, CA 94515

$175,000

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

Built 1973 Good condition Est $177k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a beautifully maintained home on a desirable oversized corner lot with affordable space rent in Rancho de Calistoga. Welcome to Space #171, offering added versatility with a rare attached sunroom and dedicated workshopperfect for hobbies, projects, or additional storage. These sought-after features are seldom available in this highly desirable 55+ community. This well-located 2-bedroom, 2-bath residence enjoys a peaceful setting near the Napa River with minimal through traffic, enhanced privacy, and convenient access to nearby green space. Rancho de Calistoga offers the added benefit of a community-wide backup generator, providing peace of mind and reliable power yea

Key facts

• Oversized corner lot
• Spa
• Dedicated workshop

Tags

• OVERSIZED CORNER LOT
• ATTACHED SUNROOM
• DEDICATED WORKSHOP
• ACCESS TO GREEN SPACE
• POOL
• SPA

Property features AI

Finance

• Financial info: Monthly land lease of $761
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Internet available; Natural gas connected; Public sewer; Generator
• Home design: Manufactured in-park home; Double-wide; Villa West (Golden West) manufacturer; Metal skirting
• Construction: Manufactured construction
• Exterior features: Located in a senior community; Situated in Rancho de Calistoga park; Land lease

Interior

• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: One brick, wood-burning fireplace; Carbon monoxide detector
• Laundry & utility: Washer/dryer hookups in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Cap rate 17.9% vs local median 2.4% in Calistoga — 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 63/100 on livability (#448 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-; Watch: schools D+, amenities F, commute F.
• Calistoga Joint Unified (town): math 33% / reading 51% proficiency, ranked #624 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1973 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.10% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.32%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Foothill Blvd #178	0.32mi	2/2.0	1,440 (0%)	0mo	$290,000	$201	85
2412 Foothill Blvd #110	0.22mi	2/2.0	1,400 (-3%)	4mo	$235,000	$168	82
2412 Foothill Blvd #143	0.32mi	2/2.0	1,440 (0%)	4mo	$116,000	$81	81
2412 Foothill Blvd #63	0.22mi	2/2.0	1,344 (-7%)	1mo	$92,500	$69	78
2412 Foothill Blvd #132 Blvd #132	0.32mi	2/2.0	1,400 (-3%)	4mo	$290,000	$207	77
2412 Foothill Blvd #41	0.23mi	3/2.0 (+1)	1,344 (-7%)	3mo	$164,000	$122	71
2412 Foothill Blvd #15	0.23mi	2/2.0	1,267 (-12%)	0mo	$208,950	$165	69
2412 Foothill Blvd #183	0.32mi	2/2.0	1,344 (-7%)	12mo	$95,000	$71	64
2412 Foothill Blvd #71	0.32mi	2/2.0	1,248 (-13%)	0mo	$99,900	$80	62
2412 Foothill Blvd #166	0.32mi	2/2.0	1,248 (-13%)	3mo	$153,000	$123	60
2412 Foothill Blvd #12	0.32mi	2/2.0	1,586 (+10%)	10mo	$167,000	$105	60
2412 Foothill Blvd #20	0.23mi	3/2.0 (+1)	1,232 (-14%)	10mo	$155,000	$126	52

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: 37.9%
• Equity multiple: 2.62×
• Total profit: $79,158
• Equity at exit: $26,093

10-year hold

• IRR: 44.4%
• Equity multiple: 5.24×
• Total profit: $207,526
• Equity at exit: $15,131

Cash invested: $49,000 (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 94515

• Active inventory: 106
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,667 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $1,687

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 49%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Cedar St Calistoga, CA	2.0	1.0	962	$3,200	$3.33	13d	1	0.59mi
1612 Grant St Calistoga, CA	3.0	2.0	1625	$3,795	$2.34	43d	1	0.90mi
2014 Tablerock Ct Calistoga, CA	3.0	2.0	1459	$4,095	$2.81	13d	1	1.05mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $175,000 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,999
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,520
• − Management: −$3,520
• − Depreciation: −$5,091
• Taxable income: $18,566
• Est. tax owed @ 24.0%: −$4,456
• After-tax cash flow: $15,791/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a good kitchen, bathroom, and exterior. The home is move-in ready and has a good curb appeal. The highest-ROI updates that would raise its value are painting the exterior siding, updating the kitchen backsplash, and upgrading the flooring.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's resale value.
• Resale Updating the kitchen backsplash — A modern backsplash can make the kitchen more visually appealing and increase its resale value.
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's resale value. ↑
• Resale Updating the kitchen backsplash — A modern backsplash can make the kitchen more visually appealing and increase its resale value. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase both resale and rental value. ↑

ⓘ 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: Calistoga Joint Unified
• NCES district ID: 0607020
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $60,716
• Composite: 39.48/100
• National rank: #8101
• State rank: #624 of 1400 in CA

Livability — Calistoga

• Score: 63/100
• State rank: #448
• US rank: #15176

Category grades

Amenities F 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: Calistoga, CA
• Population (ZIP): 6,921

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: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 18% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 25% · Canada
• Languages at home: 64% English-only · Spanish 34% Russian/Polish/Slavic 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: ▼ -476.46%
• Current HPI: 244.6548
• Rent YoY: —
• Metro: —
• 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

• 2026-06-18 Listed $175,000 BAREIS