184 Gali Way · Napa, CA 94558

$799,990

4 bd · 3.5 ba · 2,080 sqft · SingleFamily · 14 Days on market

Built 2026 Excellent condition 2,040 sqft lot $385/sqft · 16% below area Est $951k · 16% under $255/mo HOA · 6% of rent

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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 +14.6/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Cash flow +3.0/30.0
• Rent growth +2.4/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this brand-new Foundry Plan 1 and discover a private bedroom and full bath just off the entry that work beautifully for guests or a quiet home office, and access to the 2-car attached garage. Upstairs, the home opens into a light-filled great room flowing to the dining area and a kitchen built for entertaining with an oversized island, walk-in pantry, quartz countertops, and upgraded cabinetry throughout. The private balcony just beyond becomes an extension of the room. On the top floor, a generous loft flexes to whatever you need, and the primary suite retreats behind dual sinks and a roomy walk-in closet, alongside a secondary bedroom and a conveniently located laundry room.

Key facts

• Quartz countertops
• Private bedroom
• Full bath

Tags

• PRIVATE BEDROOM
• FULL BATH
• LIGHT-FILLED GREAT ROOM
• OVERSIZED ISLAND
• WALK-IN PANTRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $800k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (46.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (49.3% below list).
• Recommended offer: $406k (49.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Phillips Elementary (381 students, 86% FRL); Silverado Middle (868 students, 77% FRL); Napa High (1,762 students, 73% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 765 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).
• This rent runs 43% 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 $6k of loan paydown is wiped out by about $24k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $405,800 (49.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.51% ✗
• Cap rate: 2.43%
• Cash-on-cash: -13.81%
• DSCR: 0.39
• GRM: 16.4

CMA / ARV

• ARV (median comp): $950,673
• List price: $799,990
• Delta: -15.85%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Compass Dr #2103	0.08mi	4/2.5	2,076 (-0%)	2mo	$699,000	$337	90
131 Compass Dr #1903	0.11mi	4/2.5	2,076 (-0%)	4mo	$709,990	$342	87
143 Compass Dr #2003	0.08mi	4/2.5	2,076 (-0%)	9mo	$739,990	$356	84
119 Compass Dr #1803	0.12mi	4/2.5	2,076 (-0%)	9mo	$785,166	$378	82
101 Ripple Way #1704	0.12mi	4/3.0	2,130 (+2%)	7mo	$766,047	$360	82
137 Compass Dr #2004	0.10mi	4/3.0	2,130 (+2%)	9mo	$759,990	$357	82
139 Compass Dr #2002	0.09mi	3/2.5 (-1)	2,026 (-3%)	6mo	$691,780	$341	77
177 Gali Way #2401	0.03mi	3/2.5 (-1)	1,880 (-10%)	1mo	$699,990	$372	73
342 Sagebrush Dr	0.07mi	4/3.0	2,559 (+23%)	3mo	$884,256	$346	67
153 Compass Dr #2101	0.08mi	3/2.5 (-1)	1,880 (-10%)	6mo	$653,990	$348	67
347 Cordelia Dr	0.10mi	4/3.0	2,559 (+23%)	9mo	$954,247	$373	61
19 S Newport Dr	1.42mi	4/2.5	2,170 (+4%)	9mo	$1,063,000	$490	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -45.8%
• Equity multiple: -0.36×
• Total profit: $-305,484
• Equity at exit: $119,281

10-year hold

• IRR: —
• Equity multiple: -1.33×
• Total profit: $-522,489
• Equity at exit: $69,169

Cash invested: $223,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 2 under contract
• Months of supply: 90.0 mo (1%/mo absorbed)
• Median asking: $839,990 ($362/sqft)
• Median days on market: 63 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +26.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94558

• Rents YoY: -0.5%
• Active inventory: 765
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $4,058 medium
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $12,000/yr
• Insurance: −$333
• HOA: −$255
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $-2,578

Break-even live

Break-even rent $7,321

Max offer price $426,988

Occupancy floor —

Sensitivity live

Price	-10% $-2,025	-5% $-2,301	+0% $-2,578	+5% $-2,854	+10% $-3,131
Rent	-10% $-2,898	-5% $-2,738	+0% $-2,578	+5% $-2,417	+10% $-2,257
Rate	-1.0pp $-2,175	-0.5pp $-2,374	base $-2,578	+0.5pp $-2,785	+1.0pp $-2,996

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: $199,998
• Closing costs: $24,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 Splittail Way Napa, CA	4.0	4.0	2311	$4,800	$2.08	5d	1	0.07mi

Listing history 26 events

1. 2026-09-23
   days on market $799,990 Active 14 DOM
2. 2026-09-22
   days on market $799,990 Active 13 DOM
3. 2026-09-21
   days on market $799,990 Active 12 DOM
4. 2026-09-20
   days on market $799,990 Active 11 DOM
5. 2026-09-19
   days on market $799,990 Active 10 DOM
6. 2026-09-18
   days on market $799,990 Active 9 DOM
7. 2026-09-17
   days on market $799,990 Active 8 DOM
8. 2026-09-16
   days on market $799,990 Active 7 DOM
9. 2026-09-15
   days on market $799,990 Active 6 DOM
10. 2026-09-14
    days on market $799,990 Active 5 DOM
11. 2026-09-13
    days on market $799,990 Active 4 DOM
12. 2026-09-12
    days on market $799,990 Active 3 DOM
13. 2026-09-11
    remarks 699-char remark
14. 2026-09-11
    days on marketlisting id $799,990 Active 2 DOM
15. 2026-09-05
    days on market $799,990 Active 20 DOM
16. 2026-09-04
    pricedays on market $799,990 Active 19 DOM
17. 2026-06-10
    days on market $830,810 Active 18 DOM
18. 2026-06-09
    days on market $830,810 Active 17 DOM
19. 2026-06-08
    days on market $830,810 Active 16 DOM
20. 2026-06-07
    days on market $830,810 Active 15 DOM
21. 2026-06-05
    days on market $830,810 Active 12 DOM
22. 2026-06-03
    days on market $830,810 Active 11 DOM
23. 2026-06-02
    days on market $830,810 Active 10 DOM
24. 2026-06-01
    days on market $830,810 Active 9 DOM
25. 2026-05-31
    days on market $830,810 Active 8 DOM
26. 2026-05-30
    days on market $830,810 Active 7 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,696
• − Mortgage interest: −$44,812
• − Property taxes: −$12,000
• − Insurance: −$4,000
• − Repairs & maintenance: −$3,896
• − Management: −$3,896
• − HOA: −$3,060
• − Depreciation: −$23,272
• Taxable loss: −$46,239
• Est. tax savings @ 24.0%: +$11,097
• After-tax cash flow: $-19,835/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 · 19 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great balance of social spaces and private retreats, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

Zoned Schools

Elementary Phillips Elementary Middle Silverado Middle High Napa High

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

B Composite livability gradescore 70/100

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 · 153,987 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: 13% of renters

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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%

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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%

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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

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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