260 American Canyon Rd #47 · American Canyon, CA 94503

$165,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 3 Days on market

Built 1977 Good condition Est $210k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully refreshed double-wide mobile home nestled in American Canyon. Thoughtfully updated throughout, this spacious move-in-ready home offers comfort and modern style at an exceptional value. The bright, open interior showcases fresh paint throughout, new carpet in the living areas and bedrooms, and durable vinyl plank flooring in the kitchen and bathrooms. The remodeled kitchen is a true standout, featuring brand-new countertops, a new sink, new appliances, refreshed cabinetry, and updated light fixtures perfect for everyday cooking and entertaining. Both bathrooms have been tastefully updated with new vanities and flooring, giving them a clean, contemporary feel. Sta

Key facts

• Remodeled kitchen
• New appliances
• Brand-new furnace

Tags

• REMODELED KITCHEN
• NEW APPLIANCES
• UPDATED LIGHT FIXTURES
• NEW VANITIES
• BRAND-NEW FURNACE

Property features AI

Finance

• Financial info: Monthly land lease amount: $940
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking for 3 vehicles
• Utilities: Public sewer
• Home design: Manufactured double-wide home
• Construction: Vinyl skirting; Made by HOMETTE / manufacturer: SKYLINE
• Exterior features: Located in a manufactured home park; Park name: American Mobile Park; Land lease in place

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; No cooling
• Interior features: Updated/remodeled condition; Laundry located inside
• Laundry & utility: Indoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 15.0% 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: 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $165,000

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 1.79% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.11%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $209,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 American Canyon RD Spc 25 #25	0.14mi	2/2.0	1,325 (+2%)	3mo	$180,000	$136	87
244 American Canyon Rd #193	0.14mi	2/2.0	1,392 (+7%)	4mo	$137,000	$98	78
2525 Flosden Rd #90	0.51mi	3/2.0 (+1)	1,306 (+1%)	1mo	$240,000	$184	69
33 Flosden Rd	0.37mi	2/2.0	1,344 (+4%)	9mo	$166,000	$124	69
3000 Broadway St #18	0.22mi	2/2.0	1,440 (+11%)	10mo	$156,000	$108	63
260 American Canyon Rd #58	0.25mi	2/2.0	1,416 (+9%)	11mo	$200,000	$141	63
3000 Broadway St #52	0.22mi	2/2.0	1,440 (+11%)	11mo	$130,000	$90	62
2555 Flosden Rd #65	0.49mi	3/2.0 (+1)	1,400 (+8%)	2mo	$304,500	$218	57
2525 Flosden Rd #61	0.60mi	3/2.0 (+1)	1,344 (+4%)	7mo	$218,000	$162	55
2555 Flosden Rd #11	0.49mi	2/2.0	1,200 (-7%)	12mo	$332,500	$277	54
420 Sandstone Dr	0.63mi	3/2.0 (+1)	1,344 (+4%)	8mo	$360,000	$268	53
150 Granite Ct	0.64mi	2/2.0	1,440 (+11%)	2mo	$295,000	$205	50

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $49,580
• Equity at exit: $24,602

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $141,569
• Equity at exit: $14,266

Cash invested: $46,200 (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: 65
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,959 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $1,198

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,312	-5% $1,255	+0% $1,198	+5% $1,141	+10% $1,084
Rent	-10% $964	-5% $1,081	+0% $1,198	+5% $1,314	+10% $1,431
Rate	-1.0pp $1,281	-0.5pp $1,240	base $1,198	+0.5pp $1,155	+1.0pp $1,111

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Toscana Dr American Canyon, CA	2.0–3.0	2.5–3.5	1466	$3,244	$2.21	14d	5	0.37mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	21d	1	0.49mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	14d	1	0.51mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	14d	1	0.79mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	14d	1	0.89mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	14d	1	0.89mi
325 Falcon Dr Vallejo, CA	3.0	2.0	1600	$2,900	$1.81	14d	1	1.04mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.23mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	24d	1	1.43mi

Listing history 4 events

1. 2026-06-18
   days on market $165,000 Active 3 DOM
2. 2026-06-17
   days on market $165,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $165,000 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 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: $35,511
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$4,800
• Taxable income: $12,487
• Est. tax owed @ 24.0%: −$2,997
• After-tax cash flow: $11,374/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 75/100 Cosmetic rehab

This move-in-ready double-wide mobile home offers a fresh, updated interior with new finishes and appliances, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Replacing carpet with hardwood or tile in living areas — Improves aesthetics and durability.
• Both Upgrading kitchen appliances — Enhances functionality and appeal for potential buyers/renters.
• Both Landscaping improvements — Enhances curb appeal and value for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Replacing carpet with hardwood or tile in living areas — Improves aesthetics and durability. ↑
• Both Upgrading kitchen appliances — Enhances functionality and appeal for potential buyers/renters. ↑
• Both Landscaping improvements — Enhances curb appeal and value for potential buyers/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

1 event — show timeline

• 2026-06-12 Listed $165,000 BAREIS