1020 - 1020 1/2 Georgia St · Vallejo, CA 94590

$899,000

24 bd · 20.0 ba · 2,324 sqft · MultiFamily · 68 Days on market

Built 1905 Fair condition 6,499 sqft lot $387/sqft · 59% above area

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• DSCR +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Exceptional investment opportunity in the Vallejo neighborhood. This well-maintained fourplex features two 2-bedroom 1-bath units and two 1-bedroom 1-bath units. Strong cash flow, Ideal for both seasoned investors and owner-occupants looking to live in one unit while generating passive income. Conveniently located near transportation, schools, freeways.

Key facts

• Strong cash flow
• Conveniently located
• 6,499 sq ft lot

Tags

• WELL MAINTAINED FOURPLEX
• STRONG CASH FLOW
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $899k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-839 ($-10k/yr) — negative. Per door: $-210/mo.
• To cash-flow at today's rent, offer at most $778k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $680k (24.3% below list).
• Recommended offer: $680k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.1% in Vallejo — 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 67/100 on livability (#304 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D-, crime F, cost of living F.
• Vallejo City Unified (urban): math 20% / reading 30% proficiency, ranked #1,124 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 176 active listings in the ZIP; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $6,802/mo this rent would consume 125% of the median local household income ($65k/yr) (locally 2972% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $680,200 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $565,400
• List price: $899,000
• Delta: 59.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-214,347
• Equity at exit: $134,044

10-year hold

• IRR: -31.2%
• Equity multiple: -0.25×
• Total profit: $-315,112
• Equity at exit: $77,729

Cash invested: $251,720 (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 94590

• Rents YoY: 0.7%
• Active inventory: 176
• Price-to-rent: 42.5×

Monthly cashflow live

• Estimated rent: $6,802 high
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $-839

Break-even live

Break-even rent $7,864

Max offer price $777,565

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-529	+0% $-839	+5% $-1,150	+10% $-1,460
Rent	-10% $-1,377	-5% $-1,108	+0% $-839	+5% $-571	+10% $-302
Rate	-1.0pp $-386	-0.5pp $-611	base $-839	+0.5pp $-1,072	+1.0pp $-1,309

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,526
▸ 2× units	1	1	$3,276
Total (4 units)			$6,802

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $899,000 Active 68 DOM
2. 2026-06-17
   days on market $899,000 Active 67 DOM
3. 2026-06-16
   days on market $899,000 Active 66 DOM
4. 2026-06-15
   days on market $899,000 Active 65 DOM
5. 2026-06-14
   pricedays on market $899,000 Active 63 DOM
6. 2026-06-10
   days on market $940,000 Active 60 DOM
7. 2026-06-09
   days on market $940,000 Active 59 DOM
8. 2026-06-08
   days on market $940,000 Active 58 DOM
9. 2026-06-07
   days on market $940,000 Active 57 DOM
10. 2026-06-05
    days on market $940,000 Active 54 DOM
11. 2026-06-03
    days on market $940,000 Active 53 DOM
12. 2026-06-02
    days on market $940,000 Active 52 DOM
13. 2026-06-01
    days on market $940,000 Active 51 DOM
14. 2026-05-31
    days on market $940,000 Active 50 DOM
15. 2026-05-30
    days on market $940,000 Active 49 DOM
16. 2026-04-11
    listed $940,000 Active 355-char remark

    Show marketing remark (355 chars)

    Exceptional investment opportunity in the Vallejo neighborhood. This well-maintained fourplex features two 2-bedroom 1-bath units and two 1-bedroom 1-bath units. Strong cash flow, Ideal for both seasoned investors and owner-occupants looking to live in one unit while generating passive income. Conveniently located near transportation, schools, freeways.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,624
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,530
• − Management: −$6,530
• − Depreciation: −$26,153
• Taxable loss: −$25,927
• Est. tax savings @ 24.0%: +$6,222
• After-tax cash flow: $-3,848/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 · 5 photos

Fair 45/100 Moderate rehab

This fourplex requires moderate renovations, including exterior repairs and landscaping, to improve its condition and value.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of replacement
• Moderate Roof — Aged and likely in need of repair or replacement

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Roof repair or replacement — Improves property value and reduces maintenance costs
• Both Exterior siding replacement — Enhances property value and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Moderate	$3,000–15,000
Roof · Aged and likely in need of repair or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Roof repair or replacement — Improves property value and reduces maintenance costs ↑
• Both Exterior siding replacement — Enhances property value and reduces maintenance costs ↑

ⓘ 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: Vallejo City Unified
• NCES district ID: 0640740
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $59,919
• Composite: 26.02/100
• National rank: #12743
• State rank: #1124 of 1400 in CA

Livability — Vallejo

• Score: 67/100
• State rank: #304
• US rank: #10215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vallejo, CA
• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 37,128
• Household income: $65,290
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 2972.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 21% Two or more races 14% Asian 13% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 65% English-only · Spanish 21% Tagalog/Filipino 9% Other Indo-European 1%

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: ▼ -530.45%
• Current HPI: 321.0365
• Rent YoY: ▲ 0.71%
• Metro: Vallejo, 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

• 2026-04-11 Listed $940,000 BAREIS