2076 Harte Ct · Fairfield, CA 94533

$290,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 5 Days on market

Built 1976 6,534 sqft lot $241/sqft · 45% below area Est $532k · 45% under

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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 +14.9/30.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional Investment Opportunity in Fairfield Discover the potential in this 3-bedroom, 2-bath home offering 1,204 square feet of living space. Situated in a well-established neighborhood, the property has sustained fire damage and is ideal for investors, contractors, or buyers seeking a full renovation project. The home features a functional floor plan with generously sized rooms an excellent foundation for a custom redesign. Its convenient location provides easy access to shopping, dining, schools, and major commuter routes, adding to its long-term appeal. With vision and craftsmanship, this property can be transformed into a beautiful and modern residence. A prime opportunity for thos

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Other: Directions provided to property
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single-family residence; One-story; Built in 1976; Property listed as fixer condition
• Construction: Year built: 1976
• Exterior features: Low-maintenance lot; No private pool or spa; Does not allow horses

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Brick fireplace (one)
• Laundry & utility: Laundry inside with hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (16.3% below list).
• Recommended offer: $243k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 28 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).
• This rent runs 33% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 9903% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $242,611 (16.3% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $532,031
• List price: $290,000
• Delta: -45.49%
• 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
2076 Harte Ct	0.00mi	3/2.0	1,204 (0%)	1mo	$292,000	$243	99
1463 Quail Dr	0.22mi	3/2.0	1,208 (+0%)	1mo	$455,000	$377	88
2148 Tilden Pl	0.12mi	3/2.0	1,208 (+0%)	15mo	$525,000	$435	82
2041 Davis Dr	0.09mi	3/2.0	1,204 (0%)	18mo	$470,000	$390	81
1213 Sprig Ct	0.40mi	3/2.0	1,128 (-6%)	3mo	$510,000	$452	68
1229 Willet Ct	0.35mi	3/2.0	1,128 (-6%)	13mo	$480,000	$426	62
2000 Cormorant Dr	0.54mi	3/2.0	1,248 (+4%)	14mo	$525,000	$421	57
1926 Blossom Ct	0.73mi	3/2.0	1,096 (-9%)	0mo	$505,000	$461	51
1125 Gannet Ct	0.59mi	3/2.0	1,310 (+9%)	13mo	$495,000	$378	47
1239 Mallard Ct	0.37mi	4/2.0 (+1)	1,380 (+15%)	9mo	$489,250	$355	46
1168 Sanderling Dr	0.47mi	4/2.0 (+1)	1,380 (+15%)	6mo	$520,000	$377	44
1042 Tanager Ln	0.73mi	4/2.0 (+1)	1,376 (+14%)	23mo	$555,000	$403	18

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-48,380
• Equity at exit: $43,240

10-year hold

• IRR: -15.2%
• Equity multiple: 0.24×
• Total profit: $-61,618
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$189 /mo · $2,274/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $86

Break-even live

Break-even rent $2,318

Max offer price $290,000

Occupancy floor 91%

Sensitivity live

Price	-10% $250	-5% $168	+0% $86	+5% $3	+10% $-79
Rent	-10% $-106	-5% $-10	+0% $86	+5% $181	+10% $277
Rate	-1.0pp $232	-0.5pp $159	base $86	+0.5pp $10	+1.0pp $-66

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Clay Bank Rd Fairfield, CA	1.0–2.0	1.0–2.0	834	$2,719	$3.26	3d	10	0.34mi
89 Villa Cir Fairfield, CA	2.0	1.5	968	$1,900	$1.96	24d	1	0.53mi
1925 Grande Cir Unit 5 Fairfield, CA	2.0	1.0	800	$1,595	$1.99	24d	1	0.54mi
1990 Grande Cir Fairfield, CA	2.0	1.0–1.5	895	$2,135	$2.39	4d	15	0.57mi
1930 Grande Cir #77 Fairfield, CA	2.0	2.0	1095	$1,750	$1.60	44d	1	0.57mi
1970 Grande Cir #19 Fairfield, CA	2.0	1.5	1095	$2,200	$2.01	24d	1	0.59mi
1960 Grande Cir #42 Fairfield, CA	3.0	1.5	1176	$2,500	$2.13	44d	1	0.62mi
1979 Grande Cir Fairfield, CA	2.0	1.0	850	$2,049	$2.41	44d	1	0.64mi
1930 Manor Pl Unit 1 Fairfield, CA	2.0	1.5	1100	$2,150	$1.95	22d	1	0.69mi
1400 Humphrey Dr Suisun City, CA	2.0–3.0	1.5	1075	$2,425	$2.26	4d	4	0.70mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	14d	1	0.70mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	44d	1	0.70mi
1037 Mockingbird Ln Fairfield, CA	3.0	2.0	1476	$2,695	$1.83	44d	1	0.82mi
2751 Peppertree Dr Fairfield, CA	2.0	1.0–2.0	726	$2,175	$2.99	14d	7	0.99mi
1349 Blossom Ave Fairfield, CA	1.0–3.0	1.0–3.0	1017	$3,340	$3.28	2d	11	0.99mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	44d	1	1.00mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	45d	1	1.00mi
766 E Tabor Ave Unit 12 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	44d	1	1.15mi
145 Del Rey Ct Fairfield, CA	3.0	1.5	1164	$2,500	$2.15	14d	1	1.16mi
1890 Dover Ave Fairfield, CA	1.0–2.0	1.0–2.0	835	$1,995	$2.39	14d	2	1.27mi
708 E Tabor Ave Unit 76612 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	44d	1	1.28mi
53 El Basset Ct Fairfield, CA	2.0	1.5	997	$2,100	$2.11	14d	1	1.29mi
50 El Basset Ct #50 Fairfield, CA	2.0	1.0	850	$2,450	$2.88	44d	1	1.32mi
2275 Dover Ave Fairfield, CA	4.0	2.0	1468	$3,100	$2.11	44d	1	1.34mi
713 E Travis Blvd Fairfield, CA	1.0–2.0	1.0–1.5	827	$2,277	$2.75	44d	1	1.42mi
2217 Santa Fe Ct Fairfield, CA	3.0	2.0	1398	$2,700	$1.93	44d	1	1.45mi
1104 Waxwing Dr Suisun City, CA	3.0	2.0	1279	$3,079	$2.41	44d	1	1.46mi
2800 Dover Ave Unit G6 Fairfield, CA	2.0	1.0	950	$2,095	$2.21	24d	1	1.49mi

Listing history 12 events

1. 2026-04-10
   soldstatus $285,000
2. 2025-08-16
   historical $2,669
3. 2025-08-13
   price $2,669
4. 2025-08-07
   price $2,699
5. 2025-08-03
   price $2,739
6. 2025-07-24
   price $2,689
7. 2025-07-17
   price $2,769
8. 2025-07-10
   price $2,849
9. 2025-07-01
   listed $2,899
10. 2025-06-16
    historical $2,899
11. 2025-06-08
    listed $2,899
12. 2013-01-28
    soldstatus $164,500

ⓘ 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: $2,274 · $189/mo
• Projected year-2 tax: $2,274 · $189/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 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: $29,113
• − Mortgage interest: −$16,245
• − Property taxes: −$2,274
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$8,436
• Taxable loss: −$3,950
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,974/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

+77.5% since first listed

13 events — show timeline

• 2026-05-28 Sold (Public Records) $292,000 Public Records
• 2026-04-10 Sold (Public Records) $285,000 Public Records
• 2025-08-16 Rental Removed $2,669 Tricon
• 2025-08-13 Price Changed $2,669 Tricon
• 2025-08-07 Price Changed $2,699 Tricon
• 2025-08-03 Price Changed $2,739 Tricon
• 2025-07-24 Price Changed $2,689 Tricon
• 2025-07-17 Price Changed $2,769 Tricon
• 2025-07-10 Price Changed $2,849 Tricon
• 2025-07-01 Listed for Rent $2,899 Tricon
• 2025-06-16 Rental Removed $2,899 Tricon
• 2025-06-08 Listed for Rent $2,899 Tricon
• 2013-01-28 Sold (Public Records) $164,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,274 · -0.0% YoY. Source: county tax records.