101 Freeway Dr · Napa, CA 94558

$5,750,000

None bd · None ba · 22,848 sqft · Townhouse · 9 Days on market

Built 1973 1.17 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bristol Town Houses, a 24-unit apartment community situated at 101-147 Freeway Drive in Napa, California. The property offers residents convenient community amenities and a strategic location just minutes from major Napa Valley employment hubs, highly rated academic centers, and world-class retail destinations. With convenient access to key regional thoroughfares, including the CA-29 corridor, the property benefits from a robust tenant profile seeking a commuter-friendly location paired with suburban tranquility. Bristol Town Houses features a desirable unit mix comprising all 2-Bedroom, 1.5-Bathroom townhouse style units. Residents benefit from convenient amenities, including well-manicure

Key facts

• Community amenities
• Strategic location
• Built 1973

Tags

• COMMUNITY AMENITIES
• STRATEGIC LOCATION
• KEY REGIONAL THOROUGHFARES
• ROBUST TENANT PROFILE
• WELL-MANICURED LANDSCAPING
• AMPLE ON-SITE PARKING

Property features AI

Finance

• Financial info: Total of 24 units
• HOA & community: No association fee

Exterior

• Parking: Other parking
• Utilities: Sewer (unspecified); Water source (unspecified)
• Home design: Residential income property — Apartment; Six separate buildings on the site; Built in 1973
• Construction: Verified total building area 22,848; Verified living area 22,848
• Exterior features: Lot includes various features (unspecified)

Interior

• Heating & cooling: Heating (unspecified type); Cooling (unspecified type)
• Interior features: Heating and cooling present; Basement
• Laundry & utility: Laundry facilities present

What this means for you Summary

Snapshot

• This is a townhouse listed at $5.75M.

Deal economics

• At list price, monthly cash flow is $-37k ($-450k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (94.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (95.1% below list).
• Recommended offer: $284k (95.1% below list) — sets the bar for 1% rule.
• Cap rate -1.5% vs local median 2.0% in Napa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#227 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, amenities B+; Watch: commute 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: Rents soft (-0.5%/yr); 538 active listings in the ZIP; high-income renter base; 427 units permitted in Napa County in 2024 (189 in 5+ unit buildings).
• This rent runs 30% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $40k of loan paydown is wiped out by about $172k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $284,131 (95.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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: 0.05% ✗
• Cap rate: -1.53%
• Cash-on-cash: -27.94%
• DSCR: -0.24
• GRM: 168.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -82.2%
• Equity multiple: -1.07×
• Total profit: $-3,327,937
• Equity at exit: $857,344

10-year hold

• IRR: —
• Equity multiple: -2.73×
• Total profit: $-6,004,724
• Equity at exit: $497,155

Cash invested: $1,610,000 (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 94558

• Rents YoY: -0.5%
• Active inventory: 538
• Price-to-rent: 168.6×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$30,154
• Tax est. 1.5%: −$7,188 /mo · $86,250/yr
• Insurance: −$2,396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-37,492

Break-even live

Break-even rent $50,300

Max offer price $324,802

Occupancy floor —

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: $1,437,500
• Closing costs: $172,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-17
   days on market $5,750,000 Active 9 DOM
2. 2026-06-16
   days on market $5,750,000 Active 8 DOM
3. 2026-06-15
   days on market $5,750,000 Active 7 DOM
4. 2026-06-14
   days on market $5,750,000 Active 5 DOM
5. 2026-06-13
   days on market $5,750,000 Active 4 DOM
6. 2026-06-10
   days on market $5,750,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $5,750,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,096
• − Mortgage interest: −$322,089
• − Property taxes: −$86,250
• − Insurance: −$28,750
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$167,273
• Taxable loss: −$575,722
• Est. tax savings @ 24.0%: +$138,173
• After-tax cash flow: $-311,735/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 — Napa

• Score: 70/100
• State rank: #227
• US rank: #7435

Category grades

Amenities B+ 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: Napa, CA
• County: Napa County · 120,669 people
• City population: 91,371
• Metro: Napa, CA
• Population (ZIP): 63,657
• Household income: $113,269
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Tagalog/Filipino 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: ▼ -842.94%
• Current HPI: 296.0661
• Rent YoY: ▼ -0.50%
• 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

• 2026-06-08 Listed $5,750,000 San Francisco MLS