699 Mund Rd · Deer Park, CA 94574

$625,000

3 bd · 1.5 ba · 1,410 sqft · Land public records · 52 Days on market

Built 1941 1.72 ac lot

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Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on +/- 1.72 acres in a peaceful, rural setting just minutes from St. Helena, this 2-bedroom, 1 bath residence spans +/- 1,150 square feet and offers a rare opportunity to create a Napa Valley compound. The existing single-level home features a functional layout with abundant natural light, spacious living areas, and a covered front porch overlooking open grounds and surrounding vineyard landscape. Positioned within Napa County's Agricultural Watershed zoning, the property presents a compelling value-add opportunity. The existing residence may serve as a future ADU, allowing for the development of a larger primary homecreating a flexible path for end-users or investors to maximize t

Key facts

• Covered front porch
• Napa valley compound
• 1.72 acres

Tags

• 1.72 ACRES
• RURAL SETTING
• NAPA VALLEY COMPOUND
• SINGLE-LEVEL HOME
• NATURAL LIGHT
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: No garage
• Utilities: Cable available; Internet available; Septic system
• Home design: Single-family residence; One story
• Exterior features: Does not allow horses; Irregular-shaped lot; See remarks for additional lot details

Interior

• Kitchen: Gas cooking
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fans; Window air conditioning units
• Interior features: Built-in gas oven; Built-in gas range; Free-standing refrigerator
• Laundry & utility: Indoor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $625k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $597k (4.5% below list).
• Recommended offer: $597k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 1.0% in Deer Park — 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 51/100 on livability (#1,058 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, crime A-, employment A-; Watch: amenities F, commute F, cost of living F.
• Saint Helena Unified (town): math 50% / reading 67% proficiency, ranked #231 of 1,400 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• At $5,971/mo this rent would consume 51% of the median local household income ($139k/yr) (locally 383% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $597,092 (4.5% 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 4% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-75,851
• Equity at exit: $93,190

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-33,060
• Equity at exit: $54,039

Cash invested: $175,000 (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 94574

• Active inventory: 127
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,971 medium
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,254
• Net cashflow: $398

Break-even live

Break-even rent $5,467

Max offer price $625,000

Occupancy floor 88%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Champion Ln Deer Park, CA	2.0	2.0	1800	$4,200	$2.33	13d	1	0.87mi

Listing history 5 events

1. 2026-05-16
   status Pending
2. 2026-05-07
   historical Contingent (No Show)
3. 2026-04-14
   status Active
4. 2026-04-12
   historical Contingent (Show)
5. 2026-03-25
   listed $625,000 Active

ⓘ 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 ≥98°F today · 16 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: $71,651
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,732
• − Management: −$5,732
• − Depreciation: −$18,182
• Taxable loss: −$5,505
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $6,095/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: Saint Helena Unified
• NCES district ID: 0637830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $80,540
• Composite: 54.39/100
• National rank: #2913
• State rank: #231 of 1400 in CA

Livability — Deer Park

• Score: 51/100
• State rank: #1058
• US rank: #25217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deer Park, CA
• County: Napa County · 120,669 people
• City population: 130
• Metro: Napa, CA
• Population (ZIP): 7,457
• Household income: $139,474
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 383.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 27% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 6% Lithuanian 4% German 3%
• Foreign-born: 22% · Canada, Dominican Republic
• Languages at home: 73% English-only · Spanish 22% Other Indo-European 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: ▼ -711.97%
• Current HPI: 203.5761
• 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

5 events — show timeline

• 2026-05-16 Pending — BAREIS
• 2026-05-07 Contingent — BAREIS
• 2026-04-14 Relisted — BAREIS
• 2026-04-12 Contingent — BAREIS
• 2026-03-25 Listed $625,000 BAREIS

Property tax history

-3.5%/yr

Latest (2025): $829 · +1.7% YoY. Source: county tax records.