1597 Alamo Dr #145 · Vacaville, CA 94587

$169,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 46 Days on market

Built 1970 Good condition $118/sqft · 10% below area Est $189k · 10% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to comfortable, and easy living in this desirable 55+ mobile home community. This spacious REMODELED 1,440 sq. ft. home offers 2 bedrooms and 2 full bathrooms, providing a functional layout with plenty of room. You will love good size walking closet. Enjoy the benefits of living in a well-maintained, clean community featuring wonderful amenities including a community pool and clubhouse, perfect for social gatherings and leisure. The home also features a large back-area with an open canvas, offering endless possibilities for gardening, or room for your small pets. Whether you're looking to downsize or enjoy an active lifestyle, this inviting home offers comfort, convenience, and a great modern space. Don't miss this opportunity!

Key facts

• Clubhouse
• Community pool
• Remodeled home

Tags

• MOBILE HOME COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• REMODELED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.0% in Vacaville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#88 in CA, #3,156 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: schools C-, cost of living F.
• Vacaville Unified (suburban): math 37% / reading 52% proficiency, ranked #522 of 1,400 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 145 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Solano County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.36%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $188,565
• List price: $169,999
• Delta: -9.85%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1597 Alamo Dr #154	0.00mi	2/—	1,440 (0%)	11mo	$125,000	$87	90
1597 Alamo Dr #141 Dr	0.02mi	2/2.0	1,344 (-7%)	5mo	$175,000	$130	84
1597 Alamo Dr #141	0.00mi	2/2.0	1,344 (-7%)	9mo	$73,000	$54	81
1597 Alamo Dr #182	0.11mi	3/2.0 (+1)	1,440 (0%)	11mo	$100,000	$69	80
1597 Alamo Dr #175	0.00mi	3/2.0 (+1)	1,552 (+8%)	4mo	$165,500	$107	78
1597 Alamo Dr #194	0.11mi	3/2.0 (+1)	1,500 (+4%)	12mo	$166,000	$111	72
150 Calle Tepic	0.40mi	3/2.0 (+1)	1,456 (+1%)	6mo	$222,000	$152	70
56 Calle Chapala	0.49mi	3/2.0 (+1)	1,344 (-7%)	4mo	$207,500	$154	58
71 Avenida Hidalgo	0.47mi	3/2.0 (+1)	1,344 (-7%)	11mo	$194,000	$144	53
91 Calle Jalisco	0.45mi	3/2.0 (+1)	1,248 (-13%)	1mo	$229,000	$183	50
118 Calle Chapultepec	0.44mi	3/2.0 (+1)	1,248 (-13%)	3mo	$186,000	$149	50
121 Calle Chapultepec	0.43mi	3/2.0 (+1)	1,248 (-13%)	10mo	$234,000	$188	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $32,830
• Equity at exit: $25,347

10-year hold

• IRR: 25.9%
• Equity multiple: 3.32×
• Total profit: $110,209
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94587

• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,660 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $927

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	14d	1	0.18mi
1510 Alamo Dr Vacaville, CA	2.0	1.5	1047	$2,425	$2.32	14d	2	0.22mi
2001 Eastwood Dr Vacaville, CA	2.0	1.0	896	$1,950	$2.18	23d	2	0.49mi
999 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	847	$2,482	$2.93	14d	8	0.61mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	14d	22	0.64mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	14d	1	0.69mi
600 Rialto Dr Vacaville, CA	3.0	2.0	1600	$2,750	$1.72	44d	1	0.94mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	44d	1	0.98mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	44d	1	1.02mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,998	$2.86	2d	15	1.02mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	23d	1	1.12mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	44d	1	1.16mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	23d	1	1.18mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	44d	1	1.25mi
1101 Farmington Dr Vacaville, CA	2.0	1.0	900	$2,213	$2.46	14d	1	1.27mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	44d	1	1.33mi
1701 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	836	$2,496	$2.99	14d	10	1.34mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	12d	2	1.39mi
111 Woodbury Cir Unit 113 Vacaville, CA	2.0	1.0	1000	$2,400	$2.40	44d	1	1.40mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	14d	15	1.40mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $169,999 Pending 46 DOM
2. 2026-06-05
   days on market $169,999 Active 44 DOM
3. 2026-06-03
   days on market $169,999 Active 43 DOM
4. 2026-06-02
   days on market $169,999 Active 42 DOM
5. 2026-06-01
   days on market $169,999 Active 41 DOM
6. 2026-05-31
   days on market $169,999 Active 40 DOM
7. 2026-05-30
   days on market $169,999 Active 39 DOM
8. 2026-04-21
   listed $169,999 Active 745-char remark

   Show marketing remark (745 chars)

   Welcome to comfortable, and easy living in this desirable 55+ mobile home community. This spacious REMODELED 1,440 sq. ft. home offers 2 bedrooms and 2 full bathrooms, providing a functional layout with plenty of room. You will love good size walking closet. Enjoy the benefits of living in a well-maintained, clean community featuring wonderful amenities including a community pool and clubhouse, perfect for social gatherings and leisure. The home also features a large back-area with an open canvas, offering endless possibilities for gardening, or room for your small pets. Whether you're looking to downsize or enjoy an active lifestyle, this inviting home offers comfort, convenience, and a great modern space. Don't miss this opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,921
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$4,945
• Taxable income: $8,946
• Est. tax owed @ 24.0%: −$2,147
• After-tax cash flow: $8,973/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This remodeled 1,440 sq. ft. mobile home in a desirable 55+ community offers a good condition with fresh paint and updated appliances, ready for a new owner.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Resale Replace countertops — Modern countertops improve functionality and aesthetics
• Both Install smart home devices — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Resale Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Both Install smart home devices — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vacaville Unified
• NCES district ID: 0640590
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $71,383
• Composite: 42.48/100
• National rank: #6877
• State rank: #522 of 1400 in CA

Livability — Vacaville

• Score: 77/100
• State rank: #88
• US rank: #3156

Category grades

Amenities A+ Commute B- Cost of living F Crime C Employment A+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vacaville, CA
• County: Alameda County · 1,614,355 people
• City population: 109,591
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 67,464
• Household income: $133,715
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1565.0

Population outlook (Solano County) Hauer SSP2

• Today (2025): 478,685 people
• By 2030: 497,974 · +4.0%
• By 2040: 528,515 · +10.4%
• By 2050: 549,115 · +14.7%
• By 2075: 587,229 · +22.7%
• By 2100: 571,378 · +19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Asian 55% Hispanic / Latino 19% White 15% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Russian 1% Slovak 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 39% English-only · Spanish 13% Other Indo-European 13% Tagalog/Filipino 12%

Political lean MEDSL · Solano

• 2024 margin: Strong D (+23.0) · D 60.0% · R 37.1% · Other 2.9%
• 2008→2024 swing: -5.6pp toward R · 2008: 28.6pp · 2024: 23.0pp
• All cycles: 2024: D+23.0 2020: D+30.3 2016: D+30.5 2012: D+28.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1280.49%
• Current HPI: 343.0333
• Rent YoY: ▲ 3.49%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-04-21 Listed $169,999 BAREIS