NAPA, CA · AUGUST 2026 172 Moss Lane Napa, California 94558
4BEDS
2BATHS
1,885SQ FT
1998BUILT
Comparative Market Analysis · Prepared by Golden Porch Real Estate
Confidential — for client review only
CASH OFFERRECOMMENDED
$715,000
AS-IS ON MARKETON MARKET
$835,000
FULLY RENOVATEDUPSIDE
$925,000
SUBJECT PROPERTY Property Overview
ADDRESS172 Moss Lane, Napa CA
LIVING AREA1,885 sq ft
LOT SIZE5,117 sq ft
YEAR BUILT1998
BEDS / BATHS4 / 2
GARAGE2-Car Attached
FIREPLACEYes
USE CODESingle Family
COMPARABLE SALES What the Market Says
ADDRESS DATE PRICE $/SF SQFT BD/BA STATUS
172 Moss Lane ★ Subject — — 1,885 4 / 2 SUBJECT
28 Winestone Ct 04/30/2026 $870,000 $455 1,913 4 / 3 Closed
3994 Hampton Way 07/22/2026 $723,000 $497 1,454 3 / 2 Closed
21 Winestone Ct 01/15/2026 $590,000 $374 1,579 3 / 2 Closed
1803 Monarch Dr 12/02/2025 $715,000 $394 1,814 4 / 2 Closed
1640 Bryce Ct 07/30/2025 $850,000 $502 1,692 4 / 2 Closed
$590K–$870KComparable sale range
$835,000Recommended as-is list price
~$443Implied $/SF at list price
14–105Days on market range
THREE PATHS FORWARD Pricing Scenarios
RECOMMENDED CASH OFFER · INVESTOR $715,000 Fast, certain close — no agents, no contingencies
  • ✓ Closes in 14–21 days
  • ✓ Zero repairs or staging
  • ✓ No agent commissions
  • ✓ Certainty of close
  • ✗ Below market value
  • ✗ Investor margin built in
EST. CLOSING COSTS None
AS-IS ON MARKET $835,000 Listed in current condition — anchored by Winestone Ct ($870K)
  • ✓ No renovation cost
  • ✓ List within weeks
  • ✓ Supported by comps
  • ✓ Wider buyer pool
  • ✗ Condition must be disclosed
  • ✗ Buyers may request credits
EST. CLOSING COSTS ~$58,450
FULLY RENOVATED · MAXIMUM $925,000 Post-renovation retail value — fully updated
  • ✓ Maximum net proceeds
  • ✓ Strongest buyer pool
  • ✓ Fastest sale once listed
  • ✗ Upfront renovation cost
  • ✗ 60–90 days to list
  • ✗ Market timing risk
EST. CLOSING COSTS ~$64,750
Estimated closing costs include approx. 5% agent commission + 2% escrow/title fees. Cash offer involves no agent commissions. Figures are estimates only — consult your agent for a full net sheet.
NEIGHBORHOOD · ZIP 94558 Area & Demographics
AREA SALES ANALYSIS
Price Range (2 yrs)$590,000 – $870,000
Median Value$723,000
Median Living Area1,579 sq ft
Median Lot Size5,083 sq ft
Median Year Built1978
NEARBY SCHOOLS
El Centro Elementary0.1 mi
Redwood Middle School0.96 mi
Vintage High School0.41 mi
St. Apollinaris (K–8)0.6 mi
NEIGHBORHOOD DEMOGRAPHICS
MEDIAN HOUSEHOLD INCOME$97,759vs. $64,994 national avg
INCOME PERCENTILE90.5thNational ranking
AVG HOUSEHOLD SIZE2.73Napa ZIP 94558
HOUSEHOLDS EARNING $100K+31.8%Strong qualified buyer pool
WHY THIS NEIGHBORHOOD SELLS Moss Lane sits in a stable, owner-occupied neighborhood with high median incomes, strong school access, and consistent demand from Napa Valley professionals and families.
GOLDEN PORCH · NAPA How We Move Forward
01 Walkthrough & Condition Review Nickole completes a detailed walkthrough to finalize condition notes, confirm the pricing scenario that fits the seller's goals, and document any deferred maintenance items.
02 Seller Conversation Present all three pricing paths — cash, as-is, or renovated. Help the seller align on their timeline, net proceeds expectations, and tolerance for showings and negotiation.
03 Execute the Strategy Whether that's accepting a cash offer or listing on the market, Golden Porch handles every step — from paperwork to close — with the same standard of care.
GOLDEN PORCH REAL ESTATE 172 Moss Lane · Napa, CA · August 2026 Confidential — Prepared for Client Use Only