456 La Jolla St · Vallejo, CA 94591

$229,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 1 Days on market

Built 1953 6,098 sqft lot Est $443k · 48% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

456 La Jolla Street is a 3-bedroom mid-century fixer upper with the kind of setting that makes a renovation worth taking on. A perfect maple tree shades the front of the home and gives the property a welcoming first impression. The backyard is the real standout: no rear neighbor, multiple mature trees, a large flat area for outdoor living, gardening, play, and beautiful views of the surrounding hills. The house is ready for a buyer with ideas. Restore its mid-century character, take it in a clean modern direction, or improve it over time while creating a home and outdoor space that fit the way you live. The Beverly Hills neighborhood offers a quiet, established Vallejo setting with good acc

Key facts

• Glen cove center
• Large flat area
• Hillside views

Tags

• NO REAR NEIGHBOR
• MULTIPLE MATURE TREES
• LARGE FLAT AREA
• HILLSIDE VIEWS
• GLEN COVE ELEMENTARY
• GLEN COVE CENTER

Property features AI

Exterior

• Parking: 1-car garage; Carport (covered)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1953
• Construction: Stucco construction
• Exterior features: Back yard

Interior

• Kitchen: Kitchen (other features)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fan cooling
• Interior features: Utility room; Laundry facility
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Cap rate 8.9% 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 (+1.4%/yr); 185 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $443,394
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
457 La Jolla St	0.02mi	3/1.0	966 (0%)	9mo	$443,000	$459	92
1577 Magazine St	0.15mi	3/1.0	966 (0%)	2mo	$410,000	$424	91
426 La Jolla St	0.05mi	3/1.0	900 (-7%)	4mo	$440,000	$489	83
126 Jordan St	0.39mi	3/1.0	940 (-3%)	4mo	$474,900	$505	74
1012 Pine St	0.53mi	2/1.0 (-1)	936 (-3%)	1mo	$445,000	$475	64
1401 Magazine St	0.27mi	3/1.5	875 (-9%)	8mo	$390,000	$446	64
1306 Magazine St	0.36mi	3/1.0	875 (-9%)	7mo	$340,000	$389	62
113 Laguna St	0.57mi	3/1.0	1,040 (+8%)	4mo	$405,000	$389	58
337 Alhambra Ave	0.54mi	3/1.0	875 (-9%)	9mo	$428,000	$489	52
112 Laurel St	0.62mi	3/1.0	875 (-9%)	7mo	$300,000	$343	50
837 6th St	0.73mi	3/2.0	1,032 (+7%)	5mo	$450,000	$436	46
1005 Atherton St	0.69mi	2/1.0 (-1)	864 (-11%)	6mo	$420,000	$486	40

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-9,789
• Equity at exit: $34,145

10-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $15,404
• Equity at exit: $19,800

Cash invested: $64,120 (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 94591

• Rents YoY: 1.4%
• Active inventory: 185
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $495

Break-even live

Break-even rent $1,950

Max offer price $229,000

Occupancy floor 76%

Sensitivity live

Price	-10% $624	-5% $560	+0% $495	+5% $430	+10% $365
Rent	-10% $291	-5% $393	+0% $495	+5% $597	+10% $698
Rate	-1.0pp $610	-0.5pp $553	base $495	+0.5pp $435	+1.0pp $375

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 La Canyada Dr Vallejo, CA	3.0	2.0	1075	$2,799	$2.60	14d	1	0.13mi
924 Palou St Vallejo, CA	3.0	1.0	966	$2,500	$2.59	24d	1	0.22mi
403 Gilcrest Ave Unit 403 Vallejo, CA	2.0	1.0	850	$1,599	$1.88	44d	1	0.37mi
152 Jordan St Vallejo, CA	2.0	1.0	750	$2,175	$2.90	44d	1	0.38mi
962 Pine St Vallejo, CA	3.0	2.0	1000	$3,200	$3.20	44d	1	0.54mi
935 Sheridan St Unit C Vallejo, CA	2.0	1.0	800	$2,190	$2.74	24d	1	0.64mi
929 Sheridan St Unit A Vallejo, CA	2.0	1.0	650	$2,250	$3.46	24d	1	0.64mi
1007 Grant St Unit 1007 Vallejo, CA	2.0	1.0	600	$1,850	$3.08	24d	1	0.65mi
136 Sea Crest Cir Vallejo, CA	2.0	1.0	900	$2,350	$2.61	44d	1	0.68mi
532 Magazine St Vallejo, CA	1.0–2.0	1.0–2.0	792	$2,888	$3.65	25d	12	0.72mi
532 Magazine St Vallejo, CA	2.0	2.0	762	$3,188	$4.18	0d	9	0.72mi
532 Magazine St Vallejo, CA	2.0	1.0–2.0	792	$2,988	$3.77	4d	11	0.72mi
1107 Porter St Vallejo, CA	1.0–2.0	1.0–2.0	751	$2,250	$2.99	3d	10	0.82mi
961 Porter St Vallejo, CA	2.0–3.0	1.0–3.0	1159	$3,355	$2.89	0d	11	0.82mi
412 Home Acres Ave Vallejo, CA	2.0	1.0	724	$1,950	$2.69	24d	1	0.83mi
308 Annette Ave Vallejo, CA	2.0	1.0	750	$1,800	$2.40	14d	1	0.88mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1100	$2,350	$2.14	24d	2	0.92mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1038	$2,150	$2.07	44d	2	0.92mi
1201 Glen Cove Pkwy #1407 Vallejo, CA	2.0	2.0	1101	$2,400	$2.18	0d	1	1.01mi
1201 Glen Cove Pkwy #1407 Vallejo, CA	2.0	2.0	1101	$2,400	$2.18	17d	1	1.01mi
551 5th St Vallejo, CA	3.0	1.0	1000	$2,550	$2.55	24d	1	1.06mi
100 Buss Ave Vallejo, CA	2.0	1.0	1116	$2,800	$2.51	44d	1	1.19mi
664 Lincoln Rd E Unit 664 Vallejo, CA	2.0	1.0	843	$1,995	$2.37	44d	1	1.23mi
765 Pope Dr Unit C Vallejo, CA	2.0	2.0	1050	$1,950	$1.86	44d	1	1.42mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $229,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,926 · $244/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $30,911
• − Mortgage interest: −$12,828
• − Property taxes: −$2,926
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$6,662
• Taxable income: $2,404
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $5,360/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.

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): 58,193
• Household income: $104,550
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2021.0

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 0.79)
• Race & ethnicity: Asian 28% Hispanic / Latino 24% White 23% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 1% Italian 1% Russian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 65% English-only · Tagalog/Filipino 15% Spanish 14% Chinese 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: ▼ -414.47%
• Current HPI: 282.9528
• Rent YoY: ▲ 1.35%
• 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

+163.2% since first listed

3 events — show timeline

• 2026-06-18 Listed $229,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-11 Sold (Public Records) $227,000 Public Records
• 1991-09-05 Sold (Public Records) $87,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,926 · +6.2% YoY. Source: county tax records.