1597 Alamo Dr #150 · Vacaville, CA 95687

$135,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 279 Days on market

Manufactured home Built 1977 Est $207k · 35% under ↓ 14% since listing

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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
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED TO SELL! NEW ROOF!! FRESH INTERIOR PAINT!! NEW CARPET PRIOR TO CLOSE!! Cute spacious 2-bedroom 2 bath mobile home in Skylark Senior Mobile Home Park. Spacious floor plan, light and bright! Large soaker tub and separate shower in master. Large kitchen with breakfast bar and eating area. Separate Living and Dining Rooms. Laminate and carpet flooring. Covered Carport and Covered front porch. A must see!!

Key facts

• Eating area
• Large kitchen
• Large soaker tub

Tags

• LARGE SOAKER TUB
• SEPARATE SHOWER
• LARGE KITCHEN
• BREAKFAST BAR
• EATING AREA

Property features AI

Finance

• HOA & community: Pets allowed; Clubhouse; Community pool; Senior community

Exterior

• Parking: Carport (covered)
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Siding (other)
• Exterior features: Front porch; Rear porch; Shed(s); Close to clubhouse; In-ground pool

Interior

• Kitchen: Breakfast bar; Dishwasher; Gas range / cooktop; Built-in oven; Refrigerator; Dining area adjacent to kitchen
• Bedrooms: 2 bedrooms; Primary bedroom suite
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with tub, stall shower, and window; Other bathroom includes stall shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Dining area; Family room; Main entry; Laundry facility
• Laundry & utility: Laundry room with hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.0% in Vacaville — 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 77/100 on livability (#88 in CA, #3,156 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: cost of living F.
• Vacaville Unified (suburban): math 37% / reading 52% proficiency, ranked #522 of 1,400 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Padan Elementary (720 students, 59% FRL); Vaca Pena Middle (689 students, 53% FRL); Will C. Wood High (1,670 students, 42% FRL) — zoned schools average 51% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 265 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $933 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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 1977 — 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. 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: 1.93% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.86%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $207,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1597 Alamo Dr #154	0.03mi	2/—	1,440 (0%)	11mo	$125,000	$87	89
1597 Alamo Dr #141 Dr	0.02mi	2/2.0	1,344 (-7%)	5mo	$175,000	$130	84
1597 Alamo Dr #141	0.03mi	2/2.0	1,344 (-7%)	9mo	$73,000	$54	80
1597 Alamo Dr #182	0.14mi	3/2.0 (+1)	1,440 (0%)	11mo	$100,000	$69	79
1597 Alamo Dr #175	0.03mi	3/2.0 (+1)	1,552 (+8%)	4mo	$165,500	$107	77
1597 Alamo Dr #194	0.14mi	3/2.0 (+1)	1,500 (+4%)	12mo	$166,000	$111	71
150 Calle Tepic	0.38mi	3/2.0 (+1)	1,456 (+1%)	6mo	$222,000	$152	71
56 Calle Chapala	0.47mi	3/2.0 (+1)	1,344 (-7%)	4mo	$207,500	$154	59
71 Avenida Hidalgo	0.45mi	3/2.0 (+1)	1,344 (-7%)	11mo	$194,000	$144	53
91 Calle Jalisco	0.43mi	3/2.0 (+1)	1,248 (-13%)	2mo	$229,000	$183	52
118 Calle Chapultepec	0.42mi	3/2.0 (+1)	1,248 (-13%)	3mo	$186,000	$149	50
121 Calle Chapultepec	0.40mi	3/2.0 (+1)	1,248 (-13%)	10mo	$234,000	$188	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.12×
• Total profit: $42,465
• Equity at exit: $20,129

10-year hold

• IRR: 33.8%
• Equity multiple: 3.65×
• Total profit: $100,217
• Equity at exit: $11,672

Cash invested: $37,800 (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 95687

• Rents YoY: -0.6%
• Active inventory: 265
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,130

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,223	-5% $1,176	+0% $1,130	+5% $1,083	+10% $1,036
Rent	-10% $923	-5% $1,027	+0% $1,130	+5% $1,233	+10% $1,336
Rate	-1.0pp $1,198	-0.5pp $1,164	base $1,130	+0.5pp $1,095	+1.0pp $1,059

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Alamo Dr Vacaville, CA	2.0	1.5	1047	$2,425	$2.32	16d	2	0.19mi
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	16d	1	0.23mi
2001 Eastwood Dr Vacaville, CA	2.0	1.0	896	$1,950	$2.18	25d	2	0.54mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	16d	22	0.60mi
999 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	847	$2,482	$2.93	16d	8	0.64mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	16d	1	0.67mi
600 Rialto Dr Vacaville, CA	3.0	2.0	1600	$2,750	$1.72	46d	1	0.89mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	46d	1	0.93mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,978	$2.85	0d	16	1.03mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	46d	1	1.04mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	46d	1	1.14mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	25d	1	1.17mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	25d	1	1.22mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	46d	1	1.23mi
1101 Farmington Dr Vacaville, CA	2.0	1.0	900	$2,213	$2.46	16d	1	1.33mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	14d	2	1.35mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	46d	1	1.38mi
1701 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	836	$2,496	$2.99	16d	10	1.39mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	16d	15	1.43mi
111 Woodbury Cir Unit 113 Vacaville, CA	2.0	1.0	1000	$2,400	$2.40	46d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $135,000 Active 279 DOM
2. 2026-06-18
   days on market $135,000 Active 276 DOM
3. 2026-06-17
   days on market $135,000 Active 275 DOM
4. 2026-06-16
   days on market $135,000 Active 274 DOM
5. 2026-06-15
   days on market $135,000 Active 273 DOM
6. 2026-06-14
   days on market $135,000 Active 271 DOM
7. 2026-06-13
   days on market $135,000 Active 270 DOM
8. 2026-06-10
   days on market $135,000 Active 268 DOM
9. 2026-06-09
   days on market $135,000 Active 267 DOM
10. 2026-06-08
    pricedays on market $135,000 Active 266 DOM
11. 2026-06-07
    days on market $145,000 Active 265 DOM
12. 2026-06-05
    statusdays on market $145,000 Active 262 DOM
13. 2026-06-03
    days on market $145,000 Active Under Contract 261 DOM
14. 2026-06-02
    days on market $145,000 Active Under Contract 260 DOM
15. 2026-06-01
    days on market $145,000 Active Under Contract 259 DOM
16. 2026-05-31
    days on market $145,000 Active Under Contract 258 DOM
17. 2026-05-30
    days on market $145,000 Active Under Contract 257 DOM
18. 2026-05-01
    historical Active Under Contract
19. 2026-02-09
    price $145,000
20. 2025-11-21
    price $155,500
21. 2025-09-15
    listed $169,500 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $31,332
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$3,927
• Taxable income: $12,129
• Est. tax owed @ 24.0%: −$2,911
• After-tax cash flow: $10,646/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: Vacaville Unified
• NCES district ID: 0640590
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $71,383
• Composite: 42.48/100
• National rank: #6877
• State rank: #522 of 1400 in CA

Livability — Vacaville

• Score: 77/100
• State rank: #88
• US rank: #3156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vacaville, CA
• County: Solano County · 433,239 people
• City population: 109,591
• Metro: Vallejo, CA
• Population (ZIP): 69,390
• Household income: $109,566
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1761.0

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 0.71)
• Race & ethnicity: White 44% Hispanic / Latino 26% Two or more races 13% Black 10% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Italian 13% Lithuanian 2% Portuguese 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Tagalog/Filipino 3% 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: ▼ -299.59%
• Current HPI: 268.0777
• Rent YoY: ▼ -0.55%
• 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

-14.5% since first listed

4 events — show timeline

• 2026-05-01 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-09 Price Changed $145,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-21 Price Changed $155,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-15 Listed $169,500 bridgeMLS, Bay East AOR, or Contra Costa AOR