Is Napa County, CA good for real estate investing?

Napa County has an investment score of 31/100, rated as "Avoid". The county ranks #776 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Napa?

The rent-to-price ratio in Napa County is 3.82% annually, which ranks in the 4th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Napa?

The median home price in Napa County is $885,567. This ranks #989 in affordability among all US counties.

Can you cash flow on rental properties in Napa?

Based on median values with 20% down at current rates, a typical rental in Napa County would generate negative cash flow of $2,812/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Napa County

CaliforniaPopulation: 137,384

/100

Avoid

#776 of 1,000 counties

#48 in California (58 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$885,567

Median Home Price

286% above national median

$2,815/mo

Median Rent

94% above national median

3.82%

Rent-to-Price Ratio

Top 96% nationally

-$2,812

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,815/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$664,175	-$1,651/mo	3.3%	-13.0%
Median typical MLS deal	$885,567	-$2,812/mo	2.5%	-16.6%
125% of median newer / premium	$1,106,959	-$3,972/mo	2.0%	-18.7%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$885,567

Down Payment (20%)$177,113

Loan Amount$708,454

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,815

Monthly P&I-$4,642

Est. Expenses (35%)-$985

Net Cash Flow-$2,812/mo

2.5%

Cap Rate (all cash)

-16.6%

Cash-on-Cash Return

3.82%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

31/100

Cash Flow(30%)

27/100

Based on 3.82% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

36/100

Based on -2.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

5/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (3.82%)
-Declining home values (-2.8% YoY)
-Negative cash flow at typical financing (-$2,812/mo)
-Negative leverage (cap rate 2.5% < mortgage rate 6.9%)

Economic Indicators

Population

137,384

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
Los AngelesCA	33	$859,958	$2,809	3.92%	Avoid	View
San DiegoCA	33	$910,765	$2,933	3.86%	Avoid	View
CurrentNapaCA	31	$885,567	$2,815	3.82%	Avoid
MendocinoCA	31	$482,788	$1,719	4.27%	Avoid	View
San MateoCA	31	$1,511,224	$3,463	2.75%	Avoid	View
MarinCA	30	$1,396,277	$3,655	3.14%	Avoid	View

The Bottom Line

AvoidNapa may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Napa County in California scores 31/100, ranking #776 of 1,000 US counties (top 99%). At 20% down and current rates, a median-priced rental loses about $2812/month; the 3.82% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-2,812/mo

Cap Rate

2.5%

Cash-on-Cash

-16.6%

Related markets

Markets like Napa with stronger cash flow

Cheaper alternatives to Napa

Head-to-head comparisons

All counties in California →

Rent vs buy in California cities

Rent vs buy in Los Angeles, CAMedian $859,958 · rent $2,809/mo Rent vs buy in San Diego, CAMedian $910,765 · rent $2,933/mo Rent vs buy in San Jose, CAMedian $1,578,502 · rent $3,419/mo Rent vs buy in San Francisco, CAMedian $1,245,307 · rent $3,680/mo Rent vs buy in Sacramento, CAMedian $518,553 · rent $2,149/mo All California citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Napa?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Scenario comparison

Same $2,815/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$664,175	-$1,651/mo	3.3%	-13.0%
Median typical MLS deal	$885,567	-$2,812/mo	2.5%	-16.6%
125% of median newer / premium	$1,106,959	-$3,972/mo	2.0%	-18.7%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$885,567

Down Payment (20%)$177,113

Loan Amount$708,454

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,815

Monthly P&I-$4,642

Est. Expenses (35%)-$985

Net Cash Flow-$2,812/mo

2.5%

Cap Rate (all cash)

-16.6%

Cash-on-Cash Return

3.82%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

31/100

Cash Flow(30%)

27/100

Based on 3.82% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

36/100

Based on -2.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

5/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

County

Verdict

Los AngelesCA

$859,958

$2,809

3.92%

Avoid

View

San DiegoCA

$910,765

$2,933

3.86%

Avoid

View

CurrentNapaCA

$885,567

$2,815

3.82%

Avoid

MendocinoCA

$482,788

$1,719

4.27%

Avoid

View

San MateoCA

$1,511,224

$3,463

2.75%

Avoid

View

MarinCA

$1,396,277

$3,655

3.14%

Avoid

View

The Bottom Line

AvoidNapa may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-2,812/mo

Cap Rate

2.5%

Cash-on-Cash

-16.6%