2500 Springs Rd #116 · Vallejo, CA 94591

$64,900

1 bd · 1.0 ba · 500 sqft · Manufactured · 317 Days on market

Built 1964 $130/sqft · 30% below area Est $93k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

Key facts

• Updated tub
• New floorings
• Spacious kitchen

Tags

• REMODELED MOBILE HOME
• SPACIOUS KITCHEN
• UPDATED TUB
• NEW SINK VANITY
• NEW FLOORINGS
• UPDATED LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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; 6 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 $449 of loan paydown is wiped out by about $2k 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 + 1.4% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1964 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.78% ✓
• Cap rate: 24.35%
• Cash-on-cash: 64.51%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (median comp): $93,283
• List price: $64,900
• Delta: -30.43%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 3.68×
• Total profit: $48,778
• Equity at exit: $9,677

10-year hold

• IRR: 65.8%
• Equity multiple: 7.11×
• Total profit: $110,999
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $977

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,022	-5% $999	+0% $977	+5% $954	+10% $932
Rent	-10% $834	-5% $906	+0% $977	+5% $1,048	+10% $1,119
Rate	-1.0pp $1,010	-0.5pp $993	base $977	+0.5pp $960	+1.0pp $943

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Ascot Pkwy Vallejo, CA	1.0–2.0	1.0–2.0	838	$1,568	$1.87	14d	27	0.93mi
308 Annette Ave Vallejo, CA	2.0	1.0	750	$1,800	$2.40	14d	1	1.17mi
412 Home Acres Ave Vallejo, CA	2.0	1.0	724	$1,950	$2.69	24d	1	1.17mi
401 Fleming Ave E Vallejo, CA	1.0	1.0	640	$1,420	$2.22	14d	1	1.26mi
2008 Rice St Vallejo, CA	2.0	1.0	748	$2,250	$3.01	24d	1	1.42mi
1370 Mariposa St Unit Cottage Vallejo, CA	1.0	1.0	500	$1,725	$3.45	44d	1	1.47mi

Listing history 35 events

1. 2026-06-18
   days on market $64,900 Active 317 DOM
2. 2026-06-17
   days on market $64,900 Active 316 DOM
3. 2026-06-16
   days on market $64,900 Active 315 DOM
4. 2026-06-15
   days on market $64,900 Active 314 DOM
5. 2026-06-14
   days on market $64,900 Active 312 DOM
6. 2026-06-10
   days on market $64,900 Active 309 DOM
7. 2026-06-09
   days on market $64,900 Active 308 DOM
8. 2026-06-08
   days on market $64,900 Active 307 DOM
9. 2026-06-07
   days on market $64,900 Active 306 DOM
10. 2026-06-05
    days on market $64,900 Active 303 DOM
11. 2026-06-03
    days on market $64,900 Active 302 DOM
12. 2026-06-02
    days on market $64,900 Active 301 DOM
13. 2026-06-01
    days on market $64,900 Active 300 DOM
14. 2026-05-31
    days on market $64,900 Active 299 DOM
15. 2026-05-30
    days on market $64,900 Active 298 DOM
16. 2026-03-12
    price $64,900 442-char remark

    Show marketing remark (442 chars)

    Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

17. 2025-12-19
    status Active 442-char remark

    Show marketing remark (442 chars)

    Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

18. 2025-10-13
    status Active 442-char remark

    Show marketing remark (442 chars)

    Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

19. 2025-07-27
    price $74,900 442-char remark

    Show marketing remark (442 chars)

    Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

20. 2025-07-25
    listed $84,900 Active 442-char remark

    Show marketing remark (442 chars)

    Come and see this cute fully remodeled 1 bedroom and 1 bath mobile home located in East Vallejo Mobile Home Park with no age restrictions in a vibrant community. Spacious kitchen and living room space. New kitchen with sleek cabinetry, over the hood range and counter top. Bathroom installed with updated tub and a new sink vanity. New floorings and updated light fixtures throughout. Freshly painted inside of the home. This home wont last!

21. 2025-05-12
    price $74,900
22. 2025-04-08
    price $79,900
23. 2025-03-15
    listed $85,000 Active
24. 2024-11-13
    listed $80,000 Active
25. 2022-08-02
    soldstatus $75,000 Closed
26. 2022-08-02
    soldstatus $75,000
27. 2022-06-16
    status Contingent (No Show)
28. 2022-06-07
    historical Contingent (No Show)
29. 2022-05-13
    price $75,000
30. 2022-05-06
    listed $80,000 Active
31. 2022-05-06
    listed $75,000
32. 2018-08-03
    soldstatus $35,000 Sold
33. 2018-06-18
    historical Contingent
34. 2018-06-01
    price $41,000
35. 2018-04-24
    listed $45,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $21,651
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$1,888
• Taxable income: $11,365
• Est. tax owed @ 24.0%: −$2,728
• After-tax cash flow: $8,994/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

• 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

+44.2% since first listed

20 events — show timeline

• 2026-03-12 Price Changed $64,900 BAREIS
• 2025-12-19 Relisted — BAREIS
• 2025-10-13 Relisted — BAREIS
• 2025-07-27 Price Changed $74,900 BAREIS
• 2025-07-25 Listed $84,900 BAREIS
• 2025-05-12 Price Changed $74,900 BAREIS
• 2025-04-08 Price Changed $79,900 BAREIS
• 2025-03-15 Listed $85,000 BAREIS
• 2024-11-13 Listed $80,000 BAREIS
• 2022-08-02 Sold (MLS) $75,000 BAREIS
• 2022-08-02 Sold (MLS) $75,000 San Francisco MLS
• 2022-06-16 Relisted — BAREIS
• 2022-06-07 Contingent — BAREIS
• 2022-05-13 Price Changed $75,000 BAREIS
• 2022-05-06 Listed $75,000 San Francisco MLS
• 2022-05-06 Listed $80,000 BAREIS
• 2018-08-03 Sold (MLS) $35,000 BAREIS
• 2018-06-18 Contingent — BAREIS
• 2018-06-01 Price Changed $41,000 BAREIS
• 2018-04-24 Listed $45,000 BAREIS