22 Bayberry · Vallejo, CA 95489

$107,000

2 bd · 1.0 ba · 530 sqft · Manufactured public records · 39 Days on market

Built 1963 $202/sqft · 261% above area ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Olympia of Vallejo community is convenient located close to shopping, dining and freeway access. 24 hours Security. Club House, Swimming Pool

Key facts

• 24 hours security
• Swimming pool
• Club house

Tags

• OLYMPIA OF VALLEJO COMMUNITY
• 24 HOURS SECURITY
• CLUB HOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Pets allowed with number and size limits; Clubhouse; Guest parking; On-site laundry; RV storage

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Manufactured home in park; Mobile home (single wide)
• Construction: Aluminum skirting
• Exterior features: Front yard; Side yard; Low-maintenance landscaping; Shed(s); Level lot

Interior

• Kitchen: Microwave; Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms (street level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: No additional rooms; Double vanity in bath
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 1 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($740 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.73% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.37%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $29,667
• List price: $107,000
• Delta: 260.67%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Olive St	0.34mi	1/1.0 (-1)	470 (-11%)	5mo	$15,000	$32	56
1740 Broadway St #29	0.54mi	1/1.0 (-1)	490 (-8%)	8mo	$45,000	$92	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 3.20×
• Total profit: $65,916
• Equity at exit: $48,112

10-year hold

• IRR: 39.0%
• Equity multiple: 6.35×
• Total profit: $160,250
• Equity at exit: $74,146

Cash invested: $29,960 (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 95489

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$561
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $833

Break-even live

Break-even rent $799

Max offer price $107,000

Occupancy floor 50%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	13d	1	0.74mi
765 Tobin Dr Unit 2 Vallejo, CA	1.0	1.0	440	$1,700	$3.86	23d	1	0.77mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	13d	20	0.96mi
511 Lighthouse Dr Vallejo, CA	1.0	1.0	718	$1,800	$2.51	13d	1	0.97mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	13d	1	1.04mi
38 B St Vallejo, CA	1.0	1.0	650	$1,850	$2.85	43d	1	1.29mi
191 Hilborn St Vallejo, CA	1.0	1.0	685	$1,550	$2.26	43d	3	1.30mi
1910 Marin St Vallejo, CA	2.0	1.0	725	$2,550	$3.52	43d	1	1.31mi
11 B St Unit 15 Vallejo, CA	1.0	1.0	550	$1,800	$3.27	23d	1	1.33mi
149 Hilborn St Unit 149 Vallejo, CA	1.0	1.0	685	$1,550	$2.26	13d	1	1.33mi
688 Nebraska St Unit 2 Vallejo, CA	2.0	1.0	546	$2,100	$3.85	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $107,000 Active 39 DOM
2. 2026-06-17
   days on market $107,000 Active 38 DOM
3. 2026-06-16
   days on market $107,000 Active 37 DOM
4. 2026-06-15
   days on market $107,000 Active 36 DOM
5. 2026-06-14
   pricedays on market $107,000 Active 34 DOM
6. 2026-06-10
   days on market $112,000 Active 31 DOM
7. 2026-06-09
   days on market $112,000 Active 30 DOM
8. 2026-06-08
   days on market $112,000 Active 29 DOM
9. 2026-06-07
   days on market $112,000 Active 28 DOM
10. 2026-06-05
    days on market $112,000 Active 25 DOM
11. 2026-06-03
    days on market $112,000 Active 24 DOM
12. 2026-06-02
    days on market $112,000 Active 23 DOM
13. 2026-06-01
    days on market $112,000 Active 22 DOM
14. 2026-05-31
    days on market $112,000 Active 21 DOM
15. 2026-05-30
    days on market $112,000 Active 20 DOM
16. 2026-05-10
    listed $112,000 Active 152-char remark
17. 2023-01-06
    soldstatus $105,000 545-char remark
18. 2022-10-31
    listed $110,000 545-char remark

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$509/yr (+$42/mo · 167.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 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: $22,241
• − Mortgage interest: −$5,994
• − Property taxes: −$304
• − Insurance: −$535
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,113
• Taxable income: $8,737
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $7,901/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-4.5% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $107,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-10 Listed $112,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+35.5%/yr

Latest (2025): $304 · +0.6% YoY. Source: county tax records.