End-Unit Duplex
For Sale
$639,000
176a-176 Valley Oak Dr, Napa, CA 94558
Two-level layout combines a primary residence, separate studio, private yard, and attached garage.
Property Size1,150 SF
Price / SF$555.65
Days on Market20
Property Features for 176a-176 Valley Oak Dr
General Information
Standard status
Active
Size
1,150 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/2BA, 1 x studio
Multifamily Units
2
Amenities
central heat and A/C
laundry
private patio
private yard
finished outbuilding
gazebo
mini-split heating and cooling system
private entrance
Building Details
Buildings
1
Construction
steel frame
Listing Agency:
Golden Gate Sotheby's International Realty
4952445
Listed By:
Ryan C. De Mello · License #01232913
4952445
Source:
Exprealty
Added: Jul 21
Changed: Aug 9
Last Checked: Aug 9 at 9:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Golden Gate Sotheby's International Realty
Investment Insights
Based on property information with market context.
This end-unit duplex townhouse combines an upstairs two-bedroom, two-bath residence with a separately accessed studio below. The main home includes a living room, dining area, kitchen, hardwood flooring in the primary living areas, vinyl plank flooring in the bedrooms, and an updated primary bathroom with tile flooring. Central heat and air conditioning serve the main residence, while the studio has a mini-split system and a stackable washer and dryer.
An attached 2-car garage includes additional laundry hookups. Outdoor features include a private patio for the studio, a large private yard, a finished outbuilding suited to an art studio or home office, and a gazebo. The property also has upgraded studio windows and a rebuilt staircase with a wide lacquered handrail. Shopping is nearby, and downtown Napa is two miles away.
An attached 2-car garage includes additional laundry hookups. Outdoor features include a private patio for the studio, a large private yard, a finished outbuilding suited to an art studio or home office, and a gazebo. The property also has upgraded studio windows and a rebuilt staircase with a wide lacquered handrail. Shopping is nearby, and downtown Napa is two miles away.
Key Highlights
- Upstairs 2BD/2BA residence with a separate downstairs studio
- Attached 2‑car garage with additional laundry hookups
- Private studio entrance, patio, and stackable washer/dryer
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
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 layout combines a primary residence, separate studio, private yard, and attached garage.
Where is this duplex located?
The property is located at 176a-176 Valley Oak Dr 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: Upstairs 2BD/2BA residence with a separate downstairs studio; Attached 2‑car garage with additional laundry hookups; Private studio entrance, patio, and stackable washer/dryer
