# 131 Coombs St · The Rent Hacker > Underwriting record for 131 Coombs St (North Bay): the published verdict at The Rent Hacker's defaults, plus a calculator that reruns it at your numbers. Canonical: https://therenthacker.com/property/rh-x3akk6/131-coombs-st/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- Evaluated # 131 Coombs St Ahead of renting and index funds on our cautious numbers. Whether it has enough room to pass our bar wasn't measured here. 94559 · North Bay Underwritten as of 2026-08-24 · record v2 **Published at our defaults:** House-Hack wins by $151,804 · S&P breakeven 11.7% · crash floor 1.8% full underwriting, cautious case C C — wins the conservative case, but the S&P 500 only needs 10–13% a year to tie. [Run your own numbers on any building →](/calculator/) This record was published before we began recording the mortgage rate behind each verdict, so it cannot be re-run at your numbers. ## The three cases Conservative Base Optimistic Verdict House-Hack House-Hack House-Hack Margin vs the S&P path +$151,804 +$345,835 +$545,423 Rent while you live in one unit $5,100/mo $5,550/mo $6,000/mo Rent after you move out $6,800/mo $7,400/mo $8,000/mo Modeled appreciation 3.0%/yr 3.5%/yr 4.0%/yr Repairs allowance $15,000 $8,000 $0 S&P breakeven 11.7% 13.5% 15.2% Crash floor 1.8% 0.6% \-0.7% Wealth at year 10 $1,331,166 $1,525,197 $1,724,785 If you sold at year 10 $1,263,970 $1,454,667 $1,650,772 Conservative leads; base and optimistic are the accompanying range, never the headline. Margin is vs. investing the same money in the S&P 500; the S&P breakeven is the yearly stock return that would tie it, and the crash floor is the yearly appreciation below which the deal loses. Wealth at year 10 counts home equity at full value; the sold line subtracts selling costs. ## Property facts Asking price $1,000,000 Units 4 Beds / baths 4 / 4 Square feet 1,600 Year built 0 Property type Multi-Family Neighborhood Soscol Gateway / South Napa Corridor Strategy lane fourplex Nearest catalyst Napa River / Napa Creek Flood Protection Project, Reach B (0.47 mi) Modeled appreciation 3.5%/yr Unit count verified: 4 units, corroborated by the listing itself. fourplex — Soscol Gateway / South Napa Corridor · 0.47 mi from Napa River / Napa Creek Flood Protection Project, Reach B. From the 2026-08-24 screen: 47 scanned · 22 beat the S&P at our defaults · 25 rejected; this one ranked #10. ## If the market turns Modeled appreciation is an assumption, so we replayed this deal against history: every 10-year window in the federal house-price index for Napa County (41 windows), each one swapping its actual price path in for our modeled appreciation. History replay Years Ends vs the never-buy path Worst window 2005→2015 −$268,669 Median window 1984→1994 +$563,896 Best window 1996→2006 +$2,037,912 10 of the 41 windows ended behind the never-buy path. Replay the 2008 crash as it hit this area and the deal ends year 10 $659,799 behind the never-buy path; the deepest point comes in year 7, $748,506 behind. These windows track Napa County as a whole. Within the county, individual ZIPs' realized 10-year outcomes typically differed from the county's by about ±0.3 points/yr — one zip-decade in ten differed by ±0.6 points/yr or more, and the largest gap since 1975 was 0.8 points/yr. A specific building varies more than its ZIP, not less. ## Where these numbers come from Of the 11 inputs behind this analysis, 6 trace to evidence (our listing feed, area comps, county records); 3 are standing conventions; 1 is derived from other inputs. - **Purchase price**: our listing feed · corroborated - **Rent while you live in one unit**: our listing feed · single source - **Rent after you move out**: an unclassified source · no independent witness - **The rent you would pay on the never-buy path**: area rent comps and research bands · single source - **Property tax rate**: our listing feed · single source - **Unit count**: our listing feed · corroborated A standing convention is a deliberate modeling choice we apply to every deal. We flag it rather than dress it up as evidence. ## Want this for an address you pick? Every week we underwrite this metro’s 2-4 unit listings against the S&P and publish the [whole board](/board/), with the reason on every one we rejected. [Or look up a specific San Francisco address](/lookup/) ## Want this analysis for another address? Any San Francisco address, underwritten the same way — cautious rents, the registry, the S&P line. [Underwrite an address →](/lookup/) A full report like this one, for an address you pick: Underwrite an address — $79, delivered within one business day. Record v2 · engine aafb236 · profile fha-house-hack Next ## This is one row of the North Bay board. The run of August 24, 2026 put every two-to-four-unit listing in North Bay through the same comparison. The rest of the board, losers and rejections included, is one page. [See the North Bay board](/board/sf-north-bay/) [Underwrite one address for $79](/lookup/#underwrite) [Take the pass, $49/mo](/checkout/?tier=pass&r=nb)