50 Anza Ct · Fairfield, CA 94533

$180,000

2 bd · 1.0 ba · 862 sqft · Manufactured · 156 Days on market

Built 1965 2,000 sqft lot Est $175k · at est. ↓ 5% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• ARV discount +6.2/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Last Chance - A Home Like This Won't Come Again! Don't miss your final opportunity to own a beautifully updated, move-in-ready home in one of the most affordable gated communities aroundwith space rent at only $375/month! Enjoy resort-style living with a sparkling pool, clubhouse, and secure entry, all in an unbeatable location close to freeways, shopping, and dining. Step inside and fall in love with the spacious layout, modern flooring, remodeled bathroom, and expansive outdoor areas designed for entertaining or relaxing. Every inch reflects pride of ownership, featuring a new roof, new patio, new addition, new water heater, and new electrical panelall meticulously maintained for lasting

Key facts

• Gated community
• Remodeled bathroom
• Ample parking

Tags

• GATED COMMUNITY
• REMODELED BATHROOM
• AMPLE PARKING
• ROOMY BACK AND SIDE YARDS
• NEW WATER HEATER
• NEW ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.0% in Fairfield — 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 (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, crime D-, commute F.
• Fairfield-Suisun Unified (urban): math 23% / reading 53% proficiency, ranked #238 of 517 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $174,986
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Balboa Ct	0.05mi	3/1.0 (+1)	916 (+6%)	2mo	$150,000	$164	81
77 Anza Ct	0.11mi	2/1.0	780 (-10%)	1mo	$155,000	$199	78
41 Anza Ct	0.12mi	3/1.0 (+1)	864 (+0%)	18mo	$190,000	$220	74
55 Anza Ct	0.01mi	2/2.0	800 (-7%)	15mo	$185,000	$231	71
20 Balboa Ct	0.14mi	2/1.0	784 (-9%)	21mo	$159,000	$203	61

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,861
• Equity at exit: $26,839

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,612
• Equity at exit: $15,563

Cash invested: $50,400 (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 94533

• Rents YoY: 0.1%
• Active inventory: 266
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $360

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 77%

Sensitivity live

Price	-10% $485	-5% $422	+0% $360	+5% $298	+10% $236
Rent	-10% $200	-5% $280	+0% $360	+5% $440	+10% $521
Rate	-1.0pp $451	-0.5pp $406	base $360	+0.5pp $313	+1.0pp $266

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Alaska Ave Unit 8 Fairfield, CA	2.0	1.0	800	$1,850	$2.31	44d	1	0.09mi
131 Alaska Ave Apt 12 Fairfield, CA	2.0	1.0	800	$1,795	$2.24	44d	1	0.10mi
181 Pacific Ave Unit 205D Fairfield, CA	2.0	1.0	808	$1,675	$2.07	24d	1	0.16mi
2215 Peach Tree Dr Fairfield, CA	1.0–2.0	1.0	701	$2,375	$3.39	14d	3	0.17mi
195 E Pacific Ave Unit 19 Fairfield, CA	2.0	2.0	1000	$1,949	$1.95	14d	1	0.23mi
540 Pacific Ave Unit 6 Fairfield, CA	2.0	1.5	800	$1,800	$2.25	24d	1	0.23mi
101 Tabor Ave Unit A Fairfield, CA	3.0	1.0	900	$2,100	$2.33	44d	1	0.25mi
2101 Santa Ana Dr Apt 48 Fairfield, CA	1.0	1.0	772	$1,395	$1.81	44d	1	0.28mi
2134 Union Ave Fairfield, CA	2.0	1.0	950	$2,395	$2.52	44d	1	0.29mi
2124 Santa Ana Dr Fairfield, CA	2.0	1.0	1000	$2,020	$2.02	44d	1	0.31mi
2450 Peach Tree Dr Fairfield, CA	2.0	1.0	810	$2,199	$2.71	14d	2	0.32mi
2376 Fairfield Ave Fairfield, CA	1.0	1.0	620	$2,174	$3.51	14d	2	0.48mi
319 E Tabor Ave Fairfield, CA	1.0–2.0	1.0	625	$2,111	$3.38	22d	4	0.51mi
2355 Fairfield Ave Fairfield, CA	1.0	1.0	769	$1,740	$2.26	14d	3	0.52mi
2323 Fairfield Ave Fairfield, CA	1.0	1.0	620	$1,901	$3.07	24d	5	0.56mi
1111 Alaska Ave Fairfield, CA	1.0–2.0	1.0	787	$2,249	$2.86	14d	10	0.60mi
50 El Basset Ct #50 Fairfield, CA	2.0	1.0	850	$2,450	$2.88	44d	1	0.62mi
53 El Basset Ct Fairfield, CA	2.0	1.5	997	$2,100	$2.11	14d	1	0.64mi
100 Hawthorn Dr Fairfield, CA	1.0–2.0	1.0	726	$2,249	$3.10	14d	11	0.67mi
1736 Fillmore St Unit 1 Fairfield, CA	2.0	1.0	850	$1,800	$2.12	44d	1	0.67mi
1746 Kidder Ave Unit 10 Fairfield, CA	1.0	1.0	675	$1,495	$2.21	44d	1	0.72mi
1746 Kidder Ave Unit 5 Fairfield, CA	2.0	1.0	775	$1,900	$2.45	44d	1	0.72mi
1712 Arthur Ct Unit 1712A Fairfield, CA	2.0	1.0	740	$1,800	$2.43	22d	1	0.72mi
708 E Tabor Ave Unit 76612 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	44d	1	0.74mi
2915 N Texas St Fairfield, CA	2.0	1.0–2.0	842	$2,350	$2.79	14d	1	0.75mi
2915 N Texas St Fairfield, CA	2.0	1.0–2.0	838	$2,225	$2.66	44d	2	0.75mi
460 San Marco St Unit D Fairfield, CA	2.0	1.0	640	$1,650	$2.58	44d	1	0.76mi
459 San Marco St Unit 4 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	24d	1	0.78mi
1890 Dover Ave Fairfield, CA	1.0–2.0	1.0–2.0	835	$1,995	$2.39	14d	2	0.78mi
459 San Marco St Unit 3 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	44d	1	0.78mi
766 E Tabor Ave Unit 12 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	44d	1	0.85mi
1600 Travion Ct Fairfield, CA	2.0	1.0	837	$1,950	$2.33	44d	3	0.91mi
2800 Dover Ave Unit G6 Fairfield, CA	2.0	1.0	950	$2,095	$2.21	24d	1	0.94mi
1206 Dana Dr Unit 02 Fairfield, CA	2.0	1.5	1100	$1,925	$1.75	44d	1	0.95mi
3001 N Texas St Fairfield, CA	1.0–2.0	1.0–2.0	931	$2,374	$2.55	14d	8	0.97mi
1415 Union Ave Fairfield, CA	1.0	1.0	650	$1,750	$2.69	44d	1	1.00mi
1240 Dana Dr Fairfield, CA	2.0	2.0	950	$1,800	$1.89	44d	1	1.01mi
2550 Hilborn Rd Fairfield, CA	1.0–2.0	1.0–2.0	870	$2,563	$2.95	14d	16	1.01mi
713 E Travis Blvd Fairfield, CA	1.0–2.0	1.0–1.5	827	$2,277	$2.75	44d	1	1.12mi
2751 Peppertree Dr Fairfield, CA	2.0	1.0–2.0	726	$2,175	$2.99	14d	7	1.37mi

Listing history 4 events

1. 2025-12-29
   status Pending
2. 2025-12-04
   price $180,000
3. 2025-09-29
   status Active
4. 2025-07-18
   listed $190,000 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°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: $24,366
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$5,236
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,950/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: Fairfield-Suisun Unified
• NCES district ID: 0613360
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $69,654
• Composite: 34.59/100
• National rank: #5157
• State rank: #238 of 517 in CA

Livability — Fairfield

• Score: 67/100
• State rank: #314
• US rank: #10551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, CA
• County: Solano County · 433,239 people
• City population: 120,008
• Metro: Vallejo, CA
• Population (ZIP): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

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% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% Other Indo-European 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: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• 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

-5.3% since first listed

4 events — show timeline

• 2025-12-29 Pending — BAREIS
• 2025-12-04 Price Changed $180,000 BAREIS
• 2025-09-29 Relisted — BAREIS
• 2025-07-18 Listed $190,000 BAREIS