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    Vineyard Estate with Farmhouses Title is generated by Realmo AI

    1180 Monticello Road, Napa, CA 94558

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    For Sale
    $3,250,000

    Residential Acreage - Napa, CA

    Lot size:
    13.51 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 11:06 am

    Property Features for 1180 Monticello Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    039-310-009-000
    Lot size
    13.51 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jill Levy
    Jill Levy

    Listing agent Jill Levy License #01230055

    Listing office Golden Gate Sotheby's International Realty 780 Trancas, Mill Valley, CA

    Listing date Jun 2, 2026

    MLS# 326048190 Listing URL

    Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 13.5 +/- acre Persistence Vineyard Estate on Napa’s East Side with 12 +/- acres of vineyards
    • Two remodeled single‑level farmhouse homes: 2 bed/1 bath ~1,056 SF and 1 bed/1 bath ~682 SF
    • RC (Residential Country) zoning allows an estate home build per provided remarks
    • Vineyard planted in 1998 and 2002; 1.29 acres planted in 2020 and 3.82 acres grafted in 2013
    • Grape varieties include 4 Cabernet clones, 2 Merlot clones, 1 Cabernet Franc clone, 1 Petit Verdot clone, and Sauvignon Blanc
    • On‑site amenities: 57 olive trees, spacious barn/workshop, excellent well with Culligan filtration, and water storage tanks

    Overview

    Set on a bucolic, private setting, this Persistence Vineyard Estate Property features two remodeled farmhouse-style, single-level homes plus an established vineyard and orchard. The homes offer wraparound decks with vineyard and mountain views, including a 2-bedroom/1-bath home and a separate 1-bedroom/1-bath residence. The vineyard comprises 12+/- acres and includes multiple Cabernet, Merlot, Cabernet Franc, Petit Verdot, and Sauvignon Blanc clones, planted in 1998 and 2002, with additional grafting and updated planting history. The property also includes 57 olive trees lining the vineyard and fruit orchard. Additional improvements include a spacious barn/workshop, an excellent well, a Culligan filtration system, and water storage tanks.

    Located on the coveted East Side of Napa, the property is described as being close to Silverado Trail and downtown Napa, with convenient access to shopping, dining, and the city.

    This is a strong fit for buyers seeking a turn-key vineyard estate with on-site residential flexibility, where RC (Residential Country) zoning allows for an estate-style home. The combination of production-oriented plantings, multiple homes, and practical water and agricultural improvements supports use as a working vineyard estate, retreat, or family compound.
    Property Profile Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Real Estate Agency Law Firm Big Box & Wholesale Store Auto Repair Shop Hotel & Motel HVAC Service Bar & Pub Garden Center Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Napa
    County
    Napa
    State
    California
    Longitude
    -122.269097
    Latitude
    38.3326937

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    FAQs

    What type of property is this?
    Vineyard - A private East Side Napa vineyard estate with two remodeled single-level homes and established production-ready plantings.
    Where is this vineyard located?
    The property is located at 1180 Monticello Road Napa, CA.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: 13.5 +/- acre Persistence Vineyard Estate on Napa’s East Side with 12 +/- acres of vineyards; Two remodeled single‑level farmhouse homes: 2 bed/1 bath ~1,056 SF and 1 bed/1 bath ~682 SF; RC (Residential Country) zoning allows an estate home build per provided remarks
    (707) 479-9612
    We can help!
    Listing Contact
    Jill Levy
    Jill Levy
    Real Estate License ID: 01230055
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    1180 Monticello Road, Napa, CA 94558
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