169 Rainier Cir · Vacaville, CA 95687

$330,000

2 bd · 2.0 ba · 1,043 sqft · SingleFamily public records · 16 Days on market

Built 1964 5,662 sqft lot $316/sqft · 24% below area Est $432k · 24% under $91/mo HOA · 4% 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 +10.3/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Ranch Style home located in the wonderful senior community of Leisure Town! A 55+ year senior community. Home sits on a quiet tree lined street and backs up to a large greenbelt. This home boasts a functional floorplan with a spacious Living Room with a dining area. The stylish kitchen has plenty of natural light and loads of counter and cabinet space. Both sunlight filled bedrooms are of ample size. The Leisure Town Community is a park like setting with many amenities such as swimming, Lawn Bowling, Billiards Room, any many more. Don't miss this opportunity, as this home is going to sell fast!

Key facts

• Stylish kitchen
• Ranch style home
• Functional floorplan

Tags

• RANCH STYLE HOME
• QUIET TREE LINED STREET
• BACKS UP TO GREENBELT
• FUNCTIONAL FLOORPLAN
• SPACIOUS LIVING ROOM
• STYLISH KITCHEN

Property features AI

Finance

• HOA & community: HOA fee $91 per month; HOA covers pools, spa, or tennis; common area electricity; common area insurance; common area maintenance; Community identified as a senior community

Exterior

• Parking: Attached 2-car garage; Off-street parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Detached single-story home; R1 zoning
• Construction: Concrete slab foundation
• Exterior features: Tile roof; Additional roof details listed as 'Other'

Interior

• Kitchen: Electric cooktop
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating and cooling
• Interior features: Kitchen and family room combined; No formal dining room
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (26.2% below list).
• Recommended offer: $243k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Cooper Elementary (720 students, 41% FRL); Vaca Pena Middle (689 students, 53% FRL); Will C. Wood High (1,670 students, 42% FRL).
• Market conditions: Rents soft (-0.6%/yr); 265 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $10k 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 16 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $97k; list at $330k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,407 (26.2% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.74% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (median comp): $431,892
• List price: $330,000
• Delta: -23.59%
• 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
178 Mckinley Cir	0.27mi	2/2.0	1,043 (0%)	3mo	$405,000	$388	85
200 Rainier Cir	0.18mi	2/2.0	1,043 (0%)	8mo	$350,000	$336	85
126 Olympic Cir	0.10mi	2/2.0	1,152 (+10%)	4mo	$425,000	$369	74
130 Mckinley Cir	0.19mi	2/2.0	1,152 (+10%)	1mo	$426,000	$370	73
137 Olympic Cir	0.09mi	2/2.0	1,152 (+10%)	9mo	$450,000	$391	71
122 Rainier Cir	0.11mi	2/1.0	918 (-12%)	4mo	$385,000	$419	67
171 Mckinley Cir	0.23mi	2/1.0	918 (-12%)	4mo	$375,000	$408	62
115 Isle Royale Cir	0.45mi	2/2.0	1,152 (+10%)	2mo	$410,000	$356	60
201 Lassen Cir	0.41mi	2/2.0	1,152 (+10%)	7mo	$410,000	$356	58
189 Lassen Cir	0.38mi	2/1.0	918 (-12%)	3mo	$409,000	$446	56
129 Carlsbad Cir	0.66mi	2/1.0	922 (-12%)	3mo	$415,000	$450	44
103 Carlsbad Cir	0.70mi	2/2.0	1,189 (+14%)	7mo	$405,000	$341	38

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-72,028
• Equity at exit: $49,204

10-year hold

• IRR: -27.6%
• Equity multiple: -0.14×
• Total profit: $-105,198
• Equity at exit: $28,532

Cash invested: $92,400 (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 95687

• Rents YoY: -0.6%
• Active inventory: 265
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$138
• HOA: −$91
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-178

Break-even live

Break-even rent $2,660

Max offer price $298,528

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-85	+0% $-178	+5% $-272	+10% $-365
Rent	-10% $-370	-5% $-274	+0% $-178	+5% $-82	+10% $14
Rate	-1.0pp $-12	-0.5pp $-94	base $-178	+0.5pp $-264	+1.0pp $-351

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Lassen Cir Vacaville, CA	2.0	2.0	1043	$2,150	$2.06	25d	1	0.35mi
188 Glacier Cir Vacaville, CA	3.0	2.0	1372	$2,750	$2.00	15d	1	0.61mi
132 Bryce Way Vacaville, CA	2.0	2.0	1292	$2,350	$1.82	46d	1	0.73mi
3500 Harbison Dr Vacaville, CA	1.0–2.0	1.0–2.0	1038	$2,768	$2.67	15d	11	0.74mi
100 Summerfield Dr Vacaville, CA	1.0–2.0	1.0–2.0	900	$2,535	$2.82	15d	6	0.82mi
555 Elmira Rd Vacaville, CA	1.0–2.0	1.0–2.0	822	$2,325	$2.83	15d	1	1.03mi
1200 Allison Dr Vacaville, CA	3.0	1.0–2.0	964	$2,866	$2.97	15d	15	1.04mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	15d	15	1.15mi
209 Aegean Way Vacaville, CA	1.0–2.0	1.0–2.0	760	$2,275	$2.99	3d	12	1.22mi
199 Aegean Way Vacaville, CA	1.0–2.0	1.0	728	$1,975	$2.71	0d	5	1.32mi
1407 Callen St Unit C Vacaville, CA	2.0	1.5	950	$2,000	$2.11	45d	1	1.36mi
1801 Marshall Rd Vacaville, CA	2.0	2.0	924	$2,148	$2.32	25d	2	1.40mi
1801 Marshall Rd #805 Vacaville, CA	2.0	2.0	948	$2,300	$2.43	45d	1	1.40mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 16 events

1. 2026-06-21
   days on market $330,000 Active 16 DOM
2. 2026-06-18
   days on market $330,000 Active 13 DOM
3. 2026-06-17
   days on market $330,000 Active 12 DOM
4. 2026-06-16
   days on market $330,000 Active 11 DOM
5. 2026-06-15
   days on market $330,000 Active 10 DOM
6. 2026-06-14
   days on market $330,000 Active 8 DOM
7. 2026-06-13
   days on market $330,000 Active 7 DOM
8. 2026-06-10
   days on market $330,000 Active 5 DOM
9. 2026-06-09
   days on market $330,000 Active 4 DOM
10. 2026-06-08
    remarks 610-char remark
11. 2026-06-08
    days on market $330,000 Active 3 DOM
12. 2026-06-07
    remarks 581-char remark
13. 2026-06-07
    statusdays on marketlisting id $330,000 Active 2 DOM
14. 2026-05-12
    historical
15. 2026-03-21
    listed Active
16. 1998-01-14
    soldstatus $97,000

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$804/yr (+$67/mo · 47.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,209
• − Mortgage interest: −$18,485
• − Property taxes: −$1,704
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$1,092
• − Depreciation: −$9,600
• Taxable loss: −$7,996
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $-219/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

+240.2% since first listed

5 events — show timeline

• 2026-06-06 Listed $330,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-06 Listed $330,000 MLSListings
• 2026-05-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-21 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-01-14 Sold (Public Records) $97,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,704 · -0.2% YoY. Source: county tax records.