3000 Broadway St #24 · American Canyon, CA 94503

$185,000

2 bd · 2.0 ba · 1,137 sqft · Manufactured · 161 Days on market

Built 1996 $163/sqft · 8% above area Est $172k · 8% over

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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 +4.0/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property combines functional updates with comfortable living spaces, perfect for Napa County seniors seeking a move-in ready home. 2 Bedrooms/2 Bathrooms Spacious layout, energy efficient and bright with plenty of natural light. Reliable heating system to keep you comfortable. Updated kitchen featuring Formica countertops. Recently installed dishwasher. Storage at the end of carport and low maintenance yard.

Key facts

• Low maintenance yard
• Updated kitchen
• 2 parking spots

Tags

• UPDATED KITCHEN
• RECENTLY INSTALLED DISHWASHER
• RELIABLE HEATING SYSTEM
• LOW MAINTENANCE YARD
• STORAGE AT THE END OF CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

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 $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k 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 $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $136k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (median comp): $171,772
• List price: $185,000
• Delta: 7.70%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 3000 Broadway St Apt 92 St #92	0.00mi	2/2.0	1,080 (-5%)	7mo	$145,000	$134	85
244 American Canyon Rd #189	0.16mi	2/2.0	1,040 (-8%)	2mo	$140,681	$135	76
244 American Canyon Rd #102	0.13mi	3/2.0 (+1)	1,020 (-10%)	4mo	$150,000	$147	69
244 American Canyon Rd #133	0.13mi	2/2.0	1,060 (-7%)	17mo	$188,000	$177	69
3000 Broadway St #5	0.00mi	3/2.0 (+1)	1,227 (+8%)	17mo	$245,000	$200	68
244 American Canyon Rd #81	0.13mi	2/2.0	1,080 (-5%)	24mo	$172,118	$159	66
244 American Canyon Dr #115	0.16mi	2/2.0	1,200 (+6%)	22mo	$177,000	$148	65
244 American Canyon Rd #83	0.13mi	2/2.0	1,040 (-8%)	22mo	$155,000	$149	61
244 American Canyon Rd #128	0.20mi	3/2.0 (+1)	1,200 (+6%)	24mo	$275,000	$229	56
2555 Flosden Rd #11	0.68mi	2/2.0	1,200 (+6%)	12mo	$332,500	$277	48
260 American Canyon Rd #92	0.42mi	2/2.0	1,248 (+10%)	20mo	$210,000	$168	48
2525 Flosden Rd #90	0.69mi	3/2.0 (+1)	1,306 (+15%)	1mo	$240,000	$184	37

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $42,876
• Equity at exit: $27,584

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $131,160
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,983 high
• Mortgage (P&I): −$970
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $1,144

Break-even live

Break-even rent $1,535

Max offer price $185,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,249	-5% $1,196	+0% $1,144	+5% $1,091	+10% $1,039
Rent	-10% $908	-5% $1,026	+0% $1,144	+5% $1,262	+10% $1,379
Rate	-1.0pp $1,237	-0.5pp $1,191	base $1,144	+0.5pp $1,096	+1.0pp $1,047

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.25mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	21d	1	0.55mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	14d	1	0.67mi
137 Imelda St Unit 3BR/1BA Vallejo, CA	3.0	1.0	1080	$3,250	$3.01	14d	1	0.73mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	14d	1	0.83mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	14d	1	0.96mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.24mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	24d	1	1.33mi

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 161 DOM
2. 2026-06-17
   days on market $185,000 Active 160 DOM
3. 2026-06-16
   days on market $185,000 Active 159 DOM
4. 2026-06-15
   days on market $185,000 Active 158 DOM
5. 2026-06-14
   days on market $185,000 Active 156 DOM
6. 2026-06-13
   days on market $185,000 Active 155 DOM
7. 2026-06-10
   days on market $185,000 Active 153 DOM
8. 2026-06-09
   days on market $185,000 Active 152 DOM
9. 2026-06-08
   days on market $185,000 Active 151 DOM
10. 2026-06-07
    days on market $185,000 Active 150 DOM
11. 2026-06-05
    days on market $185,000 Active 147 DOM
12. 2026-06-03
    days on market $185,000 Active 146 DOM
13. 2026-06-02
    days on market $185,000 Active 145 DOM
14. 2026-06-01
    days on market $185,000 Active 144 DOM
15. 2026-05-31
    days on market $185,000 Active 143 DOM
16. 2026-05-30
    days on market $185,000 Active 142 DOM
17. 2026-01-08
    listed $185,000 Active 419-char remark

    Show marketing remark (419 chars)

    This property combines functional updates with comfortable living spaces, perfect for Napa County seniors seeking a move-in ready home. 2 Bedrooms/2 Bathrooms Spacious layout, energy efficient and bright with plenty of natural light. Reliable heating system to keep you comfortable. Updated kitchen featuring Formica countertops. Recently installed dishwasher. Storage at the end of carport and low maintenance yard.

18. 2020-12-30
    soldstatus $135,500 Sold 228-char remark

    Show marketing remark (228 chars)

    Move in ready ! Freshly painted exterior & interior. Brand new carpeting throughout home, updated lighting fixtures. Double wide, 2 bedrooms, 2 bathrooms, covered parking space. Kitchen well maintained. Appliances included !

19. 2020-12-16
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Move in ready ! Freshly painted exterior & interior. Brand new carpeting throughout home, updated lighting fixtures. Double wide, 2 bedrooms, 2 bathrooms, covered parking space. Kitchen well maintained. Appliances included !

20. 2020-11-09
    status Active 228-char remark

    Show marketing remark (228 chars)

    Move in ready ! Freshly painted exterior & interior. Brand new carpeting throughout home, updated lighting fixtures. Double wide, 2 bedrooms, 2 bathrooms, covered parking space. Kitchen well maintained. Appliances included !

21. 2020-11-01
    historical Off-Market 228-char remark

    Show marketing remark (228 chars)

    Move in ready ! Freshly painted exterior & interior. Brand new carpeting throughout home, updated lighting fixtures. Double wide, 2 bedrooms, 2 bathrooms, covered parking space. Kitchen well maintained. Appliances included !

22. 2020-10-21
    listed $140,000 Active 228-char remark

    Show marketing remark (228 chars)

    Move in ready ! Freshly painted exterior & interior. Brand new carpeting throughout home, updated lighting fixtures. Double wide, 2 bedrooms, 2 bathrooms, covered parking space. Kitchen well maintained. Appliances included !

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$923/yr (+$77/mo · 191.3%)

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

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: $35,795
• − Mortgage interest: −$10,363
• − Property taxes: −$483
• − Insurance: −$2,428
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$5,382
• Taxable income: $11,413
• Est. tax owed @ 24.0%: −$2,739
• After-tax cash flow: $10,987/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: 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

+32.1% since first listed

6 events — show timeline

• 2026-01-08 Listed $185,000 BAREIS
• 2020-12-30 Sold (MLS) $135,500 BAREIS
• 2020-12-16 Pending — BAREIS
• 2020-11-09 Relisted — BAREIS
• 2020-11-01 Delisted — BAREIS
• 2020-10-21 Listed $140,000 BAREIS

Property tax history

-0.8%/yr

Latest (2025): $483 · +11.6% YoY. Source: county tax records.