6468 Washington St #190 · Yountville, CA 94599

$425,000

3 bd · 2.0 ba · 2,184 sqft · Manufactured · 86 Days on market

Built 2005 $195/sqft · 14% below area Est $492k · 14% 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 +28.7/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Appreciation +5.2/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This rare triple-wide manufactured home offers an expansive, open-concept floor plan that feels like a traditional site-built residence, located in the highly coveted Rancho de Napa 55+ community. Nestled in the heart of Yountville, you are just steps away from world-class dining, including the renowned The French Laundry, and premier tasting rooms. Expansive Triple-Wide Layout: Enjoy significantly more square footage than standard units, featuring a massive living room, a formal dining area, and a separate family room or den. Gourmet Kitchen: Designed for entertaining with a large center island, high-end countertops, and stainless steel appliances. Primary Suite Retreat: A generous master bedroom boasting a walk-in closet and a spa-like ensuite bath with a large soaking tub and walk-in shower. Architectural details such as 9-foot vaulted ceilings, coffered trays, and large windows flood the home with natural light. Relax on a private covered porch perfect for enjoying the Mediterranean climate and potential vineyard views. Rancho de Napa is a Premier 55+ Community with the newly renovated Clubhouse, its the social hub of the park, hosting regular group activities and social gatherings. Take a dip in the sparkling swimming pool, relax in the hot tub, or challenge neighbors to a game on the bocce ball court. The park features meticulously manicured landscapes, inviting pathways for strolls, and an RV lot for your home away from home. Leave the car behind as Yountville is just one mile long, making it effortless to walk or bike to boutique shops and Michelin-starred restaurants. Located near the Napa Valley Vine Trail for picturesque cycling and just minutes from the Vintners Golf Club. Enjoy annual events like Art, Sip & Stroll. Experience the quintessential Napa Valley lifestyle at a fraction of the cost of traditional real estate in this vibrant, supportive community.

Key facts

• Gourmet kitchen
• Parking
• Built 2005

Tags

• TRIPLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• PRIMARY SUITE RETREAT
• PRIVATE COVERED PORCH
• SPARKLING SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $425k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 0.7% in Yountville — 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 61/100 on livability (#551 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, amenities F, commute 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: 19 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $1k appreciation (0.3% local appreciation)).
• Napa County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $100k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.2

CMA / ARV

• ARV (median comp): $492,358
• List price: $425,000
• Delta: -13.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Sauterne Cir	0.16mi	3/2.0	1,890 (-14%)	10mo	$555,000	$294	62
6468 Washington St #143	0.00mi	2/2.0 (-1)	1,900 (-13%)	23mo	$660,000	$347	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.70×
• Total profit: $83,226
• Equity at exit: $129,932

10-year hold

• IRR: 18.5%
• Equity multiple: 3.10×
• Total profit: $249,982
• Equity at exit: $161,492

Cash invested: $119,000 (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 94599

• Home prices YoY: 0.1%
• Active inventory: 19
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,943 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,038
• Net cashflow: $1,409

Break-even live

Break-even rent $3,160

Max offer price $425,000

Occupancy floor 66%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6578 Oak Leaf Ct Yountville, CA	3.0	2.0	1864	$4,800	$2.58	43d	1	0.17mi
13 Foxglove Ln Yountville, CA	3.0	3.0	1776	$5,500	$3.10	13d	1	0.64mi

Listing history 28 events

1. 2026-06-18
   days on market $425,000 Active 86 DOM
2. 2026-06-17
   days on market $425,000 Active 85 DOM
3. 2026-06-16
   days on market $425,000 Active 84 DOM
4. 2026-06-15
   days on market $425,000 Active 83 DOM
5. 2026-06-14
   days on market $425,000 Active 81 DOM
6. 2026-06-13
   days on market $425,000 Active 80 DOM
7. 2026-06-10
   days on market $425,000 Active 78 DOM
8. 2026-06-09
   days on market $425,000 Active 77 DOM
9. 2026-06-08
   days on market $425,000 Active 76 DOM
10. 2026-06-07
    days on market $425,000 Active 75 DOM
11. 2026-06-05
    days on market $425,000 Active 72 DOM
12. 2026-06-03
    pricedays on market $425,000 Active 71 DOM
13. 2026-06-02
    days on market $495,000 Active 70 DOM
14. 2026-06-01
    days on market $495,000 Active 69 DOM
15. 2026-05-31
    days on market $495,000 Active 68 DOM
16. 2026-05-30
    days on market $495,000 Active 67 DOM
17. 2026-04-24
    price $495,000 1921-char remark

    Show marketing remark (1921 chars)

    This rare triple-wide manufactured home offers an expansive, open-concept floor plan that feels like a traditional site-built residence, located in the highly coveted Rancho de Napa 55+ community. Nestled in the heart of Yountville, you are just steps away from world-class dining, including the renowned The French Laundry, and premier tasting rooms. Expansive Triple-Wide Layout: Enjoy significantly more square footage than standard units, featuring a massive living room, a formal dining area, and a separate family room or den. Gourmet Kitchen: Designed for entertaining with a large center island, high-end countertops, and stainless steel appliances. Primary Suite Retreat: A generous master bedroom boasting a walk-in closet and a spa-like ensuite bath with a large soaking tub and walk-in shower. Architectural details such as 9-foot vaulted ceilings, coffered trays, and large windows flood the home with natural light. Relax on a private covered porch perfect for enjoying the Mediterranean climate and potential vineyard views. Rancho de Napa is a Premier 55+ Community with the newly renovated Clubhouse, its the social hub of the park, hosting regular group activities and social gatherings. Take a dip in the sparkling swimming pool, relax in the hot tub, or challenge neighbors to a game on the bocce ball court. The park features meticulously manicured landscapes, inviting pathways for strolls, and an RV lot for your home away from home. Leave the car behind as Yountville is just one mile long, making it effortless to walk or bike to boutique shops and Michelin-starred restaurants. Located near the Napa Valley Vine Trail for picturesque cycling and just minutes from the Vintners Golf Club. Enjoy annual events like Art, Sip & Stroll. Experience the quintessential Napa Valley lifestyle at a fraction of the cost of traditional real estate in this vibrant, supportive community.

18. 2026-03-24
    listed $525,000 Active 1921-char remark

    Show marketing remark (1921 chars)

    This rare triple-wide manufactured home offers an expansive, open-concept floor plan that feels like a traditional site-built residence, located in the highly coveted Rancho de Napa 55+ community. Nestled in the heart of Yountville, you are just steps away from world-class dining, including the renowned The French Laundry, and premier tasting rooms. Expansive Triple-Wide Layout: Enjoy significantly more square footage than standard units, featuring a massive living room, a formal dining area, and a separate family room or den. Gourmet Kitchen: Designed for entertaining with a large center island, high-end countertops, and stainless steel appliances. Primary Suite Retreat: A generous master bedroom boasting a walk-in closet and a spa-like ensuite bath with a large soaking tub and walk-in shower. Architectural details such as 9-foot vaulted ceilings, coffered trays, and large windows flood the home with natural light. Relax on a private covered porch perfect for enjoying the Mediterranean climate and potential vineyard views. Rancho de Napa is a Premier 55+ Community with the newly renovated Clubhouse, its the social hub of the park, hosting regular group activities and social gatherings. Take a dip in the sparkling swimming pool, relax in the hot tub, or challenge neighbors to a game on the bocce ball court. The park features meticulously manicured landscapes, inviting pathways for strolls, and an RV lot for your home away from home. Leave the car behind as Yountville is just one mile long, making it effortless to walk or bike to boutique shops and Michelin-starred restaurants. Located near the Napa Valley Vine Trail for picturesque cycling and just minutes from the Vintners Golf Club. Enjoy annual events like Art, Sip & Stroll. Experience the quintessential Napa Valley lifestyle at a fraction of the cost of traditional real estate in this vibrant, supportive community.

19. 2017-04-10
    soldstatus $285,000 Sold 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

20. 2017-04-02
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

21. 2017-03-10
    historical Contingent 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

22. 2017-03-09
    status Active 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

23. 2017-03-01
    historical Contingent 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

24. 2016-12-07
    price $289,000 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

25. 2016-10-25
    status Active 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

26. 2016-10-17
    historical Contingent 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

27. 2016-08-05
    price $299,000 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

28. 2016-07-09
    listed $319,000 Active 400-char remark

    Show marketing remark (400 chars)

    Come and enjoy all that Yountville has to offer in this 55+ community. Walk to world-class restaurants and tasting rooms. Move-in ready, spacious newer 3 bed/ 2 bath home (2005) with many upgrades/additions. Lovely kitchen with center island, eat-in kitchen, family room, office, and living room. Quality 8'x12' shed. Whole house fan. Washer/Dryer to convey. Roof and (2) skylights replaced 3/1/2017.

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $3,230 · $269/mo
• Expected delta: +$2,141/yr (+$178/mo · 196.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,320
• − Mortgage interest: −$23,807
• − Property taxes: −$1,089
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,746
• − Management: −$4,746
• − Depreciation: −$12,364
• Taxable income: $10,445
• Est. tax owed @ 24.0%: −$2,507
• After-tax cash flow: $14,398/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 — Yountville

• Score: 61/100
• State rank: #551
• US rank: #18316

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing F Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yountville, CA
• Population (ZIP): 3,388

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3%
• Common ancestry: Italian 5% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 2%

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: ▲ 0.31%
• Current HPI: 248.1955
• 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

+55.2% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $495,000 BAREIS
• 2026-03-24 Listed $525,000 BAREIS
• 2017-04-10 Sold (MLS) $285,000 BAREIS
• 2017-04-02 Pending — BAREIS
• 2017-03-10 Contingent — BAREIS
• 2017-03-09 Relisted — BAREIS
• 2017-03-01 Contingent — BAREIS
• 2016-12-07 Price Changed $289,000 BAREIS
• 2016-10-25 Relisted — BAREIS
• 2016-10-17 Contingent — BAREIS
• 2016-08-05 Price Changed $299,000 BAREIS
• 2016-07-09 Listed $319,000 BAREIS

Property tax history

-1.8%/yr

Latest (2025): $1,089 · +12.4% YoY. Source: county tax records.