Duplex Townhouse with
For Sale
Under Contract
$639,000
176 Valley Oak Drive, Napa, CA 94558
Residential Income, Napa, CA
Property Size1,150 SF
Lot Size0.02 Acres
Price / SF$555.65
Days on Market47
Property Features for 176 Valley Oak Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Parking
3
Parking features
Garage
Window features
Screens, Double Pane Windows
Exterior features
Private Yard
Appliances
Disposal, Electric Water Heater, Free-Standing Gas Range, Microwave, Tankless Water Heater
Subdivision
Valley Oak Villas
Lot features
Private
Elementary school district
Napa
Middle school district
Napa
High school district
Napa
Directions
From Freeway drive west on Kilburn, Right on Valley Oak. Right at the last block of units, Down to the end unit on left side. Google works well.
Standard status
Active Under Contract
APN
004710029000
Size
1,150 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$370 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central, Electric (Heating)
Cooling system
Ceiling Fan(s)
Water source
Public
Amenities
central heat and A/C
laundry closet
stackable washer/dryer
minisplit
private patio
yard
finished outbuilding
gazebo
Building Details
Year built
2006
Floors in Building
2
Number of units
2
Flooring type
Laminate, Simulated wood, Wood, Linoleum
Building materials
Fiber Cement, Wood
Roof type
Composition, Shingle
Architectural style
Contemporary
Listing Agency:
Golden Gate Sotheby's International Realty
(707) 255-0845
Listed By:
Ryan C De Mello · License #01232913
(707) 495-2445
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 5 at 6:06AM
MLS# 326060732
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.
Investment Insights
Based on property information with market context.
This contemporary duplex townhouse pairs a 2-bedroom, 2-bath main residence with a separate downstairs studio and private entrance. The 1,150-square-foot home includes a living room, dining area, kitchen, hardwood flooring in the main living areas, updated primary-bath finishes, central heat and A/C, and a laundry closet. The studio has a stackable washer and dryer, a mini-split system, and its own patio.
Outdoor features include a private yard, gazebo, multiple entertaining areas, and a finished outbuilding suited to an art studio or home office. An attached 2-car garage provides additional laundry hookups. Built in 2006 with steel-frame construction, the property also includes public water and public sewer. Shopping is nearby, and downtown Napa is two miles away.
Outdoor features include a private yard, gazebo, multiple entertaining areas, and a finished outbuilding suited to an art studio or home office. An attached 2-car garage provides additional laundry hookups. Built in 2006 with steel-frame construction, the property also includes public water and public sewer. Shopping is nearby, and downtown Napa is two miles away.
Key Highlights
- 2‑bedroom, 2‑bath main residence with a separate downstairs studio
- 1,150 Square Feet of total property size
- Attached 2‑car garage with additional laundry hookups
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,322
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.18%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$406,440
$406.4K
Cap Rate 7%
$290,314
$290.3K
Cap Rate 9%
$225,800
$225.8K
Market Conditions
NOI Build-Up for 1,150 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.1K $27.00/SF
− Vacancy
−$2.0K −$1.76/SF
EGI
$29.0K $25.25/SF
− OpEx
−$8.7K −$7.57/SF
NOI
$20.3K $17.67/SF
Area
Napa County, CA
Vacancy
6.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$406,440
Cap Rate 7%
$290,314
Cap Rate 9%
$225,800
Alternative Uses
Best Use
Multifamily LT 5
$290.3K
$254.0K – $338.7K
NOI $20,322 @ 7.0% cap · market cap 3.18%
Second Best
Apartment 5plus
$262.1K
$229.4K – $305.8K
NOI $18,348 @ 7.0% cap · market cap 2.87%
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,445 @ 7.0% cap · market cap 25.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
Business Placement
Demographics for 94558, CA
65,473
Population
27,402
Households
2.4
Avg Household Size
44
Median Age
38%
College-Educated
85%
High-School Grad
399.9 sq mi
ZIP Area
164
Density / Sq Mi
$109,444
Median Household Income
$51,955
Median Earnings
$2,248
Median Rent
$855,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level townhouse includes a separate studio, private yard, attached garage, and flexible living or rental space.
Where is this duplex located?
The property is located at 176 Valley Oak Drive Napa, CA.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath main residence with a separate downstairs studio; 1,150 Square Feet of total property size; Attached 2‑car garage with additional laundry hookups
