443 Brown St, Napa, CA for sale

Investment Overview

White House Napa is a fully renovated 17-room boutique luxury hotel located at 443 Brown Street in the heart of downtown Napa. The historic 1886 Victorian sits on approximately 0.84 acres and features a heated pool, hot tub, landscaped courtyards, event space, on-site parking and a separate guest house currently leased to Penfolds as a tasting room. Approximately $2 million has recently been invested in the property, creating a distinctive hospitality asset within walking distance of downtown Napa’s restaurants, tasting rooms and entertainment. Offered at $14.5 million, the property is budgeted to generate approximately $2.04 million in 2026 revenue and $775,000 in NOI, based on a $434 ADR and 60% occupancy. The opportunity centers on continued occupancy recovery, professional revenue management, expanded events and property buyouts, increased ancillary revenue and future guest-house optionality. With no franchise or third-party management agreement in place, a buyer has full flexibility to operate, brand and reposition the property while pursuing a stabilized NOI of approximately $900,000 to $950,000 by 2031.

Investment Highlights

• Luxury ADR Proven. FY2024 ADR was approximately $414, closely aligned with Napa County market ADR. The gap is occupancy, not rate.
• Ramp up to stabilization. May 2026 reached approximately 69.7% occupancy at a $462 ADR, showing the ramp can return quickly when marketing and demand align.
• High Margin Asset. FY2022 and FY2024 property EBITDA margins were approximately 35% before reserve and debt service.
• Irreplaceable Story. Historic 1886 Victorian, 17 Keys and free standing guest house, downtown Napa location and small-luxury experience cannot be easily replicated.
• Ancillary Revenue. Events, buyouts, spa, wine programming and curated guest partnerships create revenue that a pure rooms-only model misses.
• Capital Already In. Ownership has reinvested approximately $2M since the December 2022 acquisition, including renovation, outdoor areas, FF&E and systems.