355 Parkview Ter Unit B9 · Vallejo, CA 94589

$207,000

1 bd · 1.0 ba · 793 sqft · Condo · 133 Days on market

Built 1973 Good condition $261/sqft · 28% below area Est $286k · 28% under $582/mo HOA · 30% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.1/30.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside 355 Parkview Terrace(summit Ridge), and you immediately feel this is a home designed to make life easier, calmer, and more connected. Tucked inside a well-kept Vallejo community, this beautifully updated unit welcomes you with warm natural light, thoughtful finishes, and a layout that simply works. The moment you enter, the open living space invites you to slow down. Large windows frame peaceful outdoor views, creating a sense of privacy and comfort. The kitchen flows seamlessly into the dining and living areas, making everyday living and entertaining feel effortless. Down the hall, the bedrooms offer quiet retreats—ideal for restful nights, focused work, or weekend recharge time. Every space feels intentional, functional, and ready for the next chapter. Step outside and the lifestyle expands. Enjoy community amenities, nearby parks, local conveniences, and easy access to major commuter routes. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment, this home delivers value, comfort, and possibility.

Key facts

• Large windows
• Community amenities
• Nearby parks

Tags

• OPEN LIVING SPACE
• LARGE WINDOWS
• PEACEFUL OUTDOOR VIEWS
• COMMUNITY AMENITIES
• NEARBY PARKS
• LOCAL CONVENIENCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $207k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (6.3% below list).
• Recommended offer: $138k (33.6% below list) — sets the bar for cash-flow.

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: 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.
• Zoned schools: Cave Language Academy (411 students, 68% FRL); Hogan Middle (867 students, 85% FRL); Vallejo High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 1,335 students, 80% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 108 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 133 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,527 (33.6% 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 133 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.94% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 8.9

CMA / ARV

• ARV (median comp): $285,599
• List price: $207,000
• Delta: -27.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Parkview Ter Unit B7	0.12mi	1/1.0	793 (0%)	0mo	$165,000	$208	94
355 Parkview Ter Unit D1	0.00mi	2/1.0 (+1)	918 (+16%)	2mo	$175,000	$191	69
355 Parkview Ter Unit G1	0.11mi	2/1.0 (+1)	918 (+16%)	1mo	$160,000	$174	64
355 Parkview Ter #7	0.12mi	2/1.0 (+1)	918 (+16%)	0mo	$189,000	$206	64
355 Parkview Ter Unit L1	0.11mi	2/2.0 (+1)	918 (+16%)	0mo	$188,500	$205	61
2008 Tuolumne St	0.47mi	2/1.0 (+1)	844 (+6%)	2mo	$450,000	$533	61
498 Edwards St	0.68mi	2/1.0 (+1)	720 (-9%)	1mo	$25,000	$35	47
1 Rodgers St	1.50mi	2/1.0 (+1)	720 (-9%)	0mo	$270,000	$375	44
2525 Alameda St	0.83mi	2/1.0 (+1)	901 (+14%)	2mo	$500,000	$555	36
133 Claremont Ave	1.14mi	2/1.0 (+1)	904 (+14%)	1mo	$490,000	$542	36
105 Hermosa Ave	0.84mi	2/1.0 (+1)	904 (+14%)	2mo	$475,000	$525	35
133 Missouri St	1.46mi	2/1.0 (+1)	638 (-20%)	2mo	$366,000	$574	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: -29.7%
• Equity multiple: -0.01×
• Total profit: $-58,815
• Equity at exit: $30,864

10-year hold

• IRR: -18.8%
• Equity multiple: -0.17×
• Total profit: $-67,789
• Equity at exit: $17,898

Cash invested: $57,960 (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: 108
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$582
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-480

Break-even live

Break-even rent $2,548

Max offer price $137,527

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-409	+0% $-480	+5% $-552	+10% $-623
Rent	-10% $-633	-5% $-557	+0% $-480	+5% $-403	+10% $-327
Rate	-1.0pp $-376	-0.5pp $-427	base $-480	+0.5pp $-534	+1.0pp $-588

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: $51,750
• Closing costs: $6,210
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	70d	1	0.10mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	63d	1	0.11mi
1455 N Camino Alto Vallejo, CA	1.0	1.0	900	$1,895	$2.11	70d	1	0.25mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	93d	1	0.27mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,069	$2.27	63d	8	0.37mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	63d	2	0.38mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	93d	1	0.38mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	63d	7	0.78mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	93d	1	0.82mi
2211 Redwood St Vallejo, CA	2.0	1.0	875	$2,200	$2.51	72d	1	0.98mi
271 Viewmont Ave Vallejo, CA	2.0	1.0	992	$2,200	$2.22	63d	1	1.11mi
60 Rotary Way Vallejo, CA	1.0–2.0	1.0–2.0	768	$1,972	$2.57	63d	15	1.22mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,456	$2.35	63d	1	1.27mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$1,798	$1.76	63d	10	1.28mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$1,819	$2.37	63d	20	1.34mi
123 Kathy Ellen Dr Vallejo, CA	2.0	1.5	950	$2,145	$2.26	63d	1	1.39mi
123 Kathy Ellen Dr Unit G5 Vallejo, CA	2.0	1.5	950	$2,095	$2.21	72d	1	1.41mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	93d	1	1.43mi
2401 Broadway Unit 105 Vallejo, CA	1.0	1.0	589	$1,795	$3.05	63d	1	1.44mi
401 Fleming Ave E Vallejo, CA	1.0	1.0	640	$1,420	$2.22	63d	1	1.45mi
688 Nebraska St Unit 2 Vallejo, CA	2.0	1.0	546	$2,100	$3.85	93d	1	1.50mi

HOA detail $582/mo · $6,984/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $207,000 Active 133 DOM
2. 2026-08-07
   days on market $207,000 Active 132 DOM
3. 2026-08-06
   days on market $207,000 Active 131 DOM
4. 2026-08-05
   days on market $207,000 Active 130 DOM
5. 2026-08-04
   days on market $207,000 Active 129 DOM
6. 2026-08-03
   days on market $207,000 Active 128 DOM
7. 2026-07-31
   days on market $207,000 Active 125 DOM
8. 2026-07-29
   days on market $207,000 Active 123 DOM
9. 2026-07-27
   days on market $207,000 Active 121 DOM
10. 2026-07-25
    days on market $207,000 Active 119 DOM
11. 2026-07-23
    days on market $207,000 Active 117 DOM
12. 2026-07-22
    days on market $207,000 Active 116 DOM
13. 2026-07-21
    days on market $207,000 Active 115 DOM
14. 2026-07-18
    days on market $207,000 Active 112 DOM
15. 2026-07-16
    days on market $207,000 Active 110 DOM
16. 2026-07-16
    days on market $207,000 Active 109 DOM
17. 2026-07-14
    days on market $207,000 Active 108 DOM
18. 2026-07-13
    days on market $207,000 Active 107 DOM
19. 2026-07-12
    days on market $207,000 Active 106 DOM
20. 2026-07-11
    days on market $207,000 Active 105 DOM
21. 2026-07-10
    days on market $207,000 Active 104 DOM
22. 2026-07-09
    days on market $207,000 Active 103 DOM
23. 2026-07-08
    days on market $207,000 Active 102 DOM
24. 2026-07-07
    days on market $207,000 Active 101 DOM
25. 2026-07-06
    days on market $207,000 Active 100 DOM
26. 2026-07-05
    days on market $207,000 Active 99 DOM
27. 2026-07-04
    days on market $207,000 Active 98 DOM
28. 2026-07-03
    days on market $207,000 Active 97 DOM
29. 2026-07-02
    days on market $207,000 Active 96 DOM
30. 2026-07-01
    days on market $207,000 Active 95 DOM
31. 2026-06-30
    days on market $207,000 Active 94 DOM
32. 2026-06-29
    days on market $207,000 Active 93 DOM
33. 2026-06-28
    days on market $207,000 Active 92 DOM
34. 2026-06-28
    days on market $207,000 Active 91 DOM
35. 2026-06-27
    days on market $207,000 Active 90 DOM
36. 2026-06-25
    days on market $207,000 Active 88 DOM
37. 2026-06-23
    days on market $207,000 Active 86 DOM
38. 2026-06-22
    days on market $207,000 Active 85 DOM
39. 2026-06-18
    days on market $207,000 Active 82 DOM
40. 2026-06-17
    days on market $207,000 Active 81 DOM
41. 2026-06-16
    days on market $207,000 Active 80 DOM
42. 2026-06-15
    days on market $207,000 Active 79 DOM
43. 2026-06-14
    days on market $207,000 Active 77 DOM
44. 2026-06-10
    days on market $207,000 Active 74 DOM
45. 2026-06-09
    days on market $207,000 Active 73 DOM
46. 2026-06-08
    days on market $207,000 Active 72 DOM
47. 2026-06-07
    days on market $207,000 Active 71 DOM
48. 2026-06-05
    days on market $207,000 Active 68 DOM
49. 2026-06-03
    days on market $207,000 Active 67 DOM
50. 2026-06-02
    days on market $207,000 Active 66 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 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: $23,277
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$6,984
• − Depreciation: −$6,022
• Taxable loss: −$9,188
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-3,556/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,965–$11,895 screening

This well-maintained and updated condo is move-in ready with good curb appeal and interior finishes. Minor updates can further enhance its value for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace window treatments — Fresh window treatments can improve curb appeal and property value. ↑
• Both Update kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Update bathroom fixtures — Modern fixtures can increase both resale and rental value. ↑
• Both Paint interior walls — Fresh paint can improve curb appeal and property value. ↑
• Both Replace flooring — New flooring can improve curb appeal and property value. ↑
• Both Replace HVAC filters — Fresh HVAC filters can improve air quality and property value. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Johnston Cooper Elementary High Vallejo High F CA #723/1,170 Nat'l #11,077/17,239

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

C Composite livability gradescore 67/100

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 · 478,685 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: 16% of renters

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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%

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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%

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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

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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

• 2026-03-28 Listed $207,000 bridgeMLS, Bay East AOR, or Contra Costa AOR