LISTING PRESENTATION · NAPA, CA
172 Moss Lane
Napa, California 94558
4BEDS
2BATHS
1,885SQ FT
1998BUILT
Prepared by Golden Porch Real Estate · August 2026
Confidential — for client review only
Confidential — for client review only
PRICING SCENARIOS AT A GLANCE
CASH OFFER
RECOMMENDED
$715,000
AS-IS ON MARKET
ON MARKET
$835,000
FULLY RENOVATED
UPSIDE
$925,000
SCROLL TO EXPLORE
SUBJECT PROPERTY
Property Overview
ADDRESS
172 Moss Lane
Napa, CA 94558
LIVING AREA
1,885 sq ft
Per Title Report
LOT SIZE
5,117 sq ft
APN: 038-361-014-000
YEAR BUILT
1998
Builder: Mescher Homes
BEDS / BATHS
4 / 2
7 total rooms
GARAGE
2-Car
Attached
FIREPLACE
Yes
1 fireplace
USE CODE
SFR
Single Family Residential
COMPARABLE SALES
What the Market Says
| ADDRESS | DATE | PRICE | $/SF | SQ FT | BD/BA | YR BUILT | LOT SF | SOURCE |
|---|---|---|---|---|---|---|---|---|
| 172 Moss Lane ★ | Subject | — | — | 1,885 | 4 / 2 | 1998 | 5,117 | SUBJECT |
| 28 Winestone Ct | 04/30/2026 | $870,000 | $455 | 1,913 | 4 / 3 | 1990 | 5,207 | Closed |
| 3994 Hampton Way | 07/22/2026 | $723,000 | $497 | 1,454 | 3 / 2 | 1987 | 5,083 | Closed |
| 21 Winestone Ct | 01/15/2026 | $590,000 | $374 | 1,579 | 3 / 2 | 1989 | 4,610 | Closed |
| 1803 Monarch Dr | 12/02/2025 | $715,000 | $394 | 1,814 | 4 / 2 | 1987 | 6,400 | Closed |
| 1640 Bryce Ct | 07/30/2025 | $850,000 | $502 | 1,692 | 4 / 2 | — | — | Closed |
$590K–$870K
Comparable sale range (FNT)
$835K
Recommended as-is list price
~$443
Implied $/SF at list price
14–105
Days on market range
THREE PATHS FORWARD
Pricing Scenarios
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
- Well below market value
- Investor profit margin built in
- Lowest net to seller
AS-IS ON MARKET
$835,000
List in current condition — anchored by Winestone Ct ($870K) and Hampton Way ($723K)
- No renovation cost or time
- Supported by nearby closed sales
- List within weeks
- Wider buyer pool
- Condition must be disclosed
- Buyers may request credits
- May sit longer than renovated
FULLY RENOVATED · MAXIMUM
$925,000
Post-renovation retail value — fully updated kitchen, floors & paint
- Maximum net proceeds
- Strongest buyer pool
- Fastest sale once listed
- Best negotiating position
- Upfront renovation cost
- 60–90 days to list
- Market timing risk
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. Renovation scenario does not deduct cost of improvements.
Figures are estimates only — consult your agent for a full net sheet. Renovation scenario does not deduct cost of improvements.
NEIGHBORHOOD · ZIP 94558
Area & Demographics
AREA SALES ANALYSIS (FNT)
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
Median Beds / Baths3 BD / 2 BA
NEARBY SCHOOLS
El Centro Elementary0.1 mi
Redwood Middle School0.96 mi
Vintage High School0.41 mi
St. Apollinaris (Private K–8)0.6 mi
Justin-Siena (Private 9–12)0.64 mi
NEIGHBORHOOD DEMOGRAPHICS
MEDIAN HOUSEHOLD INCOME
$97,759
vs. $64,994 national avg
INCOME PERCENTILE
90.5th
National ranking
AVG HOUSEHOLD SIZE
2.73
Napa 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. The street has seen very low turnover — a sign of desirability, not stagnation.
GOLDEN PORCH · NAPA
How We Move Forward