77 Heliotrope St · Vallejo, CA 94589

$134,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 302 Days on market

Built 1965 Fair condition $127/sqft · 37% above area Est $98k · 37% over ↓ 6% since listing

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in Vallejo! This cozy mobile home is in a great spot near Highway 37, perfect for anyone commuting. Located in a friendly mobile home park with the lowest rent in town, it's an affordable option for families. The home has a few updates, like newer flooring and fresh paint, so it's in good shape and ready for you to move in. Plus, there's convenient two-car parking right outside. Don't miss out on this chance to own a home in a clean family friendly Mobile Home Park community.

Key facts

• Clubhouse
• Basketball court
• Private bathroom

Tags

• BUILT IN CABINETRY
• PRIVATE BATHROOM
• ACCESS TO SWIMMING POOL
• CLUBHOUSE
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $134k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 rising fast (+5.5%/yr); 70 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $926 of loan paydown is wiped out by about $4k 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 + 5.5% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $97,536
• List price: $134,000
• Delta: 37.39%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Juniper Dr	0.03mi	3/2.0 (+1)	1,060 (+0%)	23mo	$150,000	$142	74
117 Mimosa Ave	0.07mi	3/2.0 (+1)	1,040 (-2%)	22mo	$185,000	$178	70
87 Juniper Dr	0.04mi	2/1.0	900 (-15%)	10mo	$79,000	$88	62
82 Juniper Dr	0.03mi	2/1.0	900 (-15%)	23mo	$100,000	$111	51
1740 Broadway #6	0.56mi	2/2.0	900 (-15%)	18mo	$139,000	$154	34

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.03×
• Total profit: $38,633
• Equity at exit: $19,980

10-year hold

• IRR: 33.6%
• Equity multiple: 4.43×
• Total profit: $128,774
• Equity at exit: $11,586

Cash invested: $37,520 (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 94589

• Rents YoY: 5.5%
• Active inventory: 70
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $857

Break-even live

Break-even rent $1,172

Max offer price $134,000

Occupancy floor 57%

Sensitivity live

Price	-10% $950	-5% $903	+0% $857	+5% $811	+10% $764
Rent	-10% $679	-5% $768	+0% $857	+5% $946	+10% $1,035
Rate	-1.0pp $925	-0.5pp $891	base $857	+0.5pp $822	+1.0pp $787

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Baldwin St Vallejo, CA	3.0	1.0	988	$1,999	$2.02	14d	1	0.64mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	14d	1	0.68mi
15 Werden St Vallejo, CA	3.0	1.0	988	$2,100	$2.13	24d	1	0.72mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$2,302	$2.26	14d	10	0.80mi
511 Lighthouse Dr Vallejo, CA	1.0	1.0	718	$1,800	$2.51	14d	1	0.85mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	44d	1	0.85mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	14d	8	0.88mi
70 Parrott St Vallejo, CA	3.0	1.0	988	$2,075	$2.10	44d	1	0.88mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	14d	20	0.91mi
321 Lighthouse Dr Vallejo, CA	2.0	1.0	840	$2,300	$2.74	24d	1	0.94mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.00mi
265 Voyager Dr Vallejo, CA	3.0	2.5	1444	$3,200	$2.22	44d	1	1.00mi
245 Voyager Dr Vallejo, CA	2.0	1.0	820	$2,650	$3.23	14d	1	1.02mi
165 Oddstad Dr #2 Vallejo, CA	2.0	1.5	1180	$2,300	$1.95	14d	1	1.05mi
2420 Alameda St Vallejo, CA	3.0	2.0	1184	$2,600	$2.20	44d	1	1.05mi
50 Frey Pl Unit 5 Vallejo, CA	2.0	1.0	825	$1,575	$1.91	21d	1	1.06mi
50 Frey Pl Unit 12 Vallejo, CA	2.0	1.0	825	$1,700	$2.06	44d	1	1.06mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	14d	2	1.11mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	21d	1	1.16mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	14d	1	1.16mi
69 B St Vallejo, CA	3.0	1.0	1056	$2,000	$1.89	14d	1	1.18mi
1455 N Camino Alto Vallejo, CA	1.0	1.0	900	$1,895	$2.11	21d	1	1.21mi
10 Lee St Unit 7 Vallejo, CA	2.0	1.0	950	$1,695	$1.78	24d	1	1.22mi
10 Lee St Unit 4 Vallejo, CA	2.0	1.0	950	$1,595	$1.68	44d	1	1.22mi
11 B St Vallejo, CA	2.0	1.0	986	$2,200	$2.23	24d	1	1.23mi
226 Nigh St Vallejo, CA	3.0	2.0	1020	$2,950	$2.89	44d	1	1.25mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	44d	1	1.26mi
1910 Marin St Vallejo, CA	2.0	1.0	725	$2,550	$3.52	44d	1	1.26mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	14d	1	1.40mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	24d	1	1.40mi
514 Indiana St Vallejo, CA	3.0	2.0	1100	$2,800	$2.55	24d	1	1.47mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	14d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $134,000 Active 302 DOM
2. 2026-06-17
   days on market $134,000 Active 301 DOM
3. 2026-06-16
   days on market $134,000 Active 300 DOM
4. 2026-06-15
   days on market $134,000 Active 299 DOM
5. 2026-06-14
   days on market $134,000 Active 297 DOM
6. 2026-06-10
   days on market $134,000 Active 294 DOM
7. 2026-06-09
   days on market $134,000 Active 293 DOM
8. 2026-06-08
   days on market $134,000 Active 292 DOM
9. 2026-06-07
   days on market $134,000 Active 291 DOM
10. 2026-06-05
    days on market $134,000 Active 288 DOM
11. 2026-06-03
    days on market $134,000 Active 287 DOM
12. 2026-06-02
    days on market $134,000 Active 286 DOM
13. 2026-06-01
    days on market $134,000 Active 285 DOM
14. 2026-05-31
    days on market $134,000 Active 284 DOM
15. 2026-05-30
    days on market $134,000 Active 283 DOM
16. 2025-04-29
    soldstatus $137,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Welcome to your new home in Vallejo! This cozy mobile home is in a great spot near Highway 37, perfect for anyone commuting. Located in a friendly mobile home park with the lowest rent in town, it's an affordable option for families. The home has a few updates, like newer flooring and fresh paint, so it's in good shape and ready for you to move in. Plus, there's convenient two-car parking right outside. Don't miss out on this chance to own a home in a clean family friendly Mobile Home Park community.

17. 2025-02-05
    price $142,500 505-char remark

    Show marketing remark (505 chars)

    Welcome to your new home in Vallejo! This cozy mobile home is in a great spot near Highway 37, perfect for anyone commuting. Located in a friendly mobile home park with the lowest rent in town, it's an affordable option for families. The home has a few updates, like newer flooring and fresh paint, so it's in good shape and ready for you to move in. Plus, there's convenient two-car parking right outside. Don't miss out on this chance to own a home in a clean family friendly Mobile Home Park community.

18. 2024-11-23
    listed $145,000 Active 505-char remark

    Show marketing remark (505 chars)

    Welcome to your new home in Vallejo! This cozy mobile home is in a great spot near Highway 37, perfect for anyone commuting. Located in a friendly mobile home park with the lowest rent in town, it's an affordable option for families. The home has a few updates, like newer flooring and fresh paint, so it's in good shape and ready for you to move in. Plus, there's convenient two-car parking right outside. Don't miss out on this chance to own a home in a clean family friendly Mobile Home Park community.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,086
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$3,898
• Taxable income: $8,668
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $8,205/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 · 7 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen and exterior to improve its value and appeal to buyers and renters.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both paint exterior — fresh paint would improve curb appeal and home value
• Both repair siding — repairing the siding would improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint exterior — fresh paint would improve curb appeal and home value ↑
• Both repair siding — repairing the siding would improve the home's appearance and value ↑

ⓘ 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): 29,990
• Household income: $92,735
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1317.0

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 0.75)
• Race & ethnicity: Hispanic / Latino 39% Asian 23% Black 15% White 15% Two or more races 12% Pacific Islander 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Russian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 50% English-only · Spanish 29% Tagalog/Filipino 14% Other Asian/Pacific 2%

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: ▼ -421.47%
• Current HPI: 280.1352
• Rent YoY: ▲ 5.46%
• 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

-5.5% since first listed

3 events — show timeline

• 2025-04-29 Sold (MLS) $137,000 BAREIS
• 2025-02-05 Price Changed $142,500 BAREIS
• 2024-11-23 Listed $145,000 BAREIS