630 York · Vallejo, CA 94590

$720,000

16 bd · 16.0 ba · 2,276 sqft · MultiFamily public records · 17 Days on market

Built 1900 3,250 sqft lot

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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).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Ideal location for commuters. Walking distance to downtown, the Ferry to San Francisco and the beautiful Vallejo waterfront.

Key facts

• 3,250 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: 2 off-street parking spaces; Alley access; Garage faces rear; Unassigned spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex); Built in 1900
• Construction: Lap siding
• Exterior features: Back yard; Rectangular lot

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring
• Bathrooms: Four units each with 1 bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans
• Interior features: Formal entry; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 3×1bd/1ba units multifamily listed at $720k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive. Per door: $80/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $643k (10.6% below list).
• Recommended offer: $643k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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.
• Zoned schools: Cave Language Academy (411 students, 68% FRL); Hogan Middle (867 students, 85% FRL); Vallejo High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 1,335 students, 80% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 179 active listings in the ZIP; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $6,434/mo this rent would consume 118% of the median local household income ($65k/yr) (locally 2972% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 17 days — a 2% lower offer ($709k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $345k; list at $720k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $643,400 (10.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-110,940
• Equity at exit: $107,354

10-year hold

• IRR: -11.8%
• Equity multiple: 0.37×
• Total profit: $-127,458
• Equity at exit: $62,252

Cash invested: $201,600 (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 94590

• Rents YoY: 0.7%
• Active inventory: 179
• Price-to-rent: 34.5×

Monthly cashflow live

• Estimated rent: $6,434 high
• Mortgage (P&I): −$3,776
• Tax from tax record: −$689 /mo · $8,268/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,351
• Net cashflow: $318

Break-even live

Break-even rent $6,031

Max offer price $720,000

Occupancy floor 90%

Sensitivity live

Price	-10% $726	-5% $522	+0% $318	+5% $114	+10% $-90
Rent	-10% $-190	-5% $64	+0% $318	+5% $572	+10% $826
Rate	-1.0pp $681	-0.5pp $501	base $318	+0.5pp $131	+1.0pp $-58

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,738
▸ 3× units	1	1	$4,695
Total (4 units)			$6,434

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $720,000 Active 17 DOM
2. 2026-06-18
   days on market $720,000 Active 14 DOM
3. 2026-06-17
   days on market $720,000 Active 13 DOM
4. 2026-06-16
   days on market $720,000 Active 12 DOM
5. 2026-06-15
   days on market $720,000 Active 11 DOM
6. 2026-06-14
   days on market $720,000 Active 9 DOM
7. 2026-06-10
   days on market $720,000 Active 6 DOM
8. 2026-06-09
   days on market $720,000 Active 5 DOM
9. 2026-06-08
   days on market $720,000 Active 4 DOM
10. 2026-06-07
    days on market $720,000 Active 3 DOM
11. 2026-06-05
    remarks 691-char remark
12. 2026-06-05
    listed $720,000 Active 1 DOM

ⓘ 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: $8,268 · $689/mo
• Projected year-2 tax: $8,268 · $689/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,208
• − Mortgage interest: −$40,331
• − Property taxes: −$8,268
• − Insurance: −$3,600
• − Repairs & maintenance: −$6,177
• − Management: −$6,177
• − Depreciation: −$20,945
• Taxable loss: −$8,290
• Est. tax savings @ 24.0%: +$1,990
• After-tax cash flow: $5,806/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

• Census place: Vallejo, CA
• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 37,128
• Household income: $65,290
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 2972.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 21% Two or more races 14% Asian 13% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 65% English-only · Spanish 21% Tagalog/Filipino 9% Other Indo-European 1%

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: ▼ -530.45%
• Current HPI: 321.0365
• Rent YoY: ▲ 0.71%
• 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

+69.4% since first listed

9 events — show timeline

• 2026-06-04 Listed $720,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-12-31 Sold (Public Records) $345,000 Public Records
• 2015-12-31 Sold (MLS) $345,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-11-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-09-12 Price Changed $375,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-08-06 Price Changed $399,888 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-07-09 Listed $425,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-07-08 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-07-08 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.8%/yr

Latest (2025): $8,268 · +6.4% YoY. Source: county tax records.