2500 Springs Rd #130 · Vallejo, CA 94591

$69,000

1 bd · 1.0 ba · 480 sqft · Manufactured · 77 Days on market

Built 1974 Good condition $144/sqft · 32% below area Est $101k · 32% under

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step foot to this newly remodeled mobile home located at 2500 Springs Rd Space 130 in all age park. As you enter, you'll be greeted with a spacious atmosphere with lots of natural window lightings. With an open concept layout flaunts sleek finishes and a smooth flow between the living room through the kitchen area perfect for entertaining. Spacious kitchen with sleek cabinetry and stainless steel appliances. Brand new flooring and painting throughout. Corner home with detached parking and 2 car space . This home is conveniently located close to a shopping centers, schools, parks and easy access to the freeway 780 & 80, Vallejo Ferry Building and a short trip to Napa.

Key facts

• 2 parking spots
• Built 1974
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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: Rents rising (+1.4%/yr); 185 active listings in the ZIP; 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 $477 of loan paydown is wiped out by about $2k 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 + 1.4% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $69k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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.
8. 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.
9. 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: 2.47% ✓
• Cap rate: 21.39%
• Cash-on-cash: 53.92%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (median comp): $100,984
• List price: $69,000
• Delta: -31.67%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Springs Rd #126	0.07mi	1/1.0	420 (-12%)	22mo	$30,000	$71	58

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: 50.2%
• Equity multiple: 3.14×
• Total profit: $41,351
• Equity at exit: $10,288

10-year hold

• IRR: 55.0%
• Equity multiple: 5.98×
• Total profit: $96,264
• Equity at exit: $5,966

Cash invested: $19,320 (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 94591

• Rents YoY: 1.4%
• Active inventory: 185
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $868

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 44%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 77 DOM
2. 2026-06-17
   pricedays on market $69,000 Active 76 DOM
3. 2026-06-16
   days on market $74,000 Active 75 DOM
4. 2026-06-15
   days on market $74,000 Active 74 DOM
5. 2026-06-14
   days on market $74,000 Active 72 DOM
6. 2026-06-10
   days on market $74,000 Active 69 DOM
7. 2026-06-09
   days on market $74,000 Active 68 DOM
8. 2026-06-08
   days on market $74,000 Active 67 DOM
9. 2026-06-07
   days on market $74,000 Active 66 DOM
10. 2026-06-05
    days on market $74,000 Active 63 DOM
11. 2026-06-03
    days on market $74,000 Active 62 DOM
12. 2026-06-02
    days on market $74,000 Active 61 DOM
13. 2026-06-01
    days on market $74,000 Active 60 DOM
14. 2026-05-31
    days on market $74,000 Active 59 DOM
15. 2026-05-30
    days on market $74,000 Active 58 DOM
16. 2026-04-29
    price $74,000 683-char remark

    Show marketing remark (683 chars)

    Step foot to this newly remodeled mobile home located at 2500 Springs Rd Space 130 in all age park. As you enter, you'll be greeted with a spacious atmosphere with lots of natural window lightings. With an open concept layout flaunts sleek finishes and a smooth flow between the living room through the kitchen area perfect for entertaining. Spacious kitchen with sleek cabinetry and stainless steel appliances. Brand new flooring and painting throughout. Corner home with detached parking and 2 car space . This home is conveniently located close to a shopping centers, schools, parks and easy access to the freeway 780 & 80, Vallejo Ferry Building and a short trip to Napa.

17. 2026-04-15
    price $79,000 683-char remark

    Show marketing remark (683 chars)

    Step foot to this newly remodeled mobile home located at 2500 Springs Rd Space 130 in all age park. As you enter, you'll be greeted with a spacious atmosphere with lots of natural window lightings. With an open concept layout flaunts sleek finishes and a smooth flow between the living room through the kitchen area perfect for entertaining. Spacious kitchen with sleek cabinetry and stainless steel appliances. Brand new flooring and painting throughout. Corner home with detached parking and 2 car space . This home is conveniently located close to a shopping centers, schools, parks and easy access to the freeway 780 & 80, Vallejo Ferry Building and a short trip to Napa.

18. 2026-04-02
    listed $85,000 Active 683-char remark

    Show marketing remark (683 chars)

    Step foot to this newly remodeled mobile home located at 2500 Springs Rd Space 130 in all age park. As you enter, you'll be greeted with a spacious atmosphere with lots of natural window lightings. With an open concept layout flaunts sleek finishes and a smooth flow between the living room through the kitchen area perfect for entertaining. Spacious kitchen with sleek cabinetry and stainless steel appliances. Brand new flooring and painting throughout. Corner home with detached parking and 2 car space . This home is conveniently located close to a shopping centers, schools, parks and easy access to the freeway 780 & 80, Vallejo Ferry Building and a short trip to Napa.

19. 2026-02-10
    soldstatus $11,500 Closed 170-char remark

    Show marketing remark (170 chars)

    Come take a look at this 1 bedroom, 1 bath mobile home. Home is needing a bit of TLC. Add a bit of creation with your personal touch and make it shine like a bright star.

20. 2026-02-02
    status Pending 170-char remark

    Show marketing remark (170 chars)

    Come take a look at this 1 bedroom, 1 bath mobile home. Home is needing a bit of TLC. Add a bit of creation with your personal touch and make it shine like a bright star.

21. 2026-02-01
    listed $11,500 Active 170-char remark

    Show marketing remark (170 chars)

    Come take a look at this 1 bedroom, 1 bath mobile home. Home is needing a bit of TLC. Add a bit of creation with your personal touch and make it shine like a bright star.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,429
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,007
• Taxable income: $9,908
• Est. tax owed @ 24.0%: −$2,378
• After-tax cash flow: $8,039/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This newly remodeled mobile home is in good condition with fresh updates throughout, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves overall property appearance
• Both Add a small front porch or patio — Increases living space and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves overall property appearance ↑
• Both Add a small front porch or patio — Increases living space and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 58,193
• Household income: $104,550
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2021.0

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 0.79)
• Race & ethnicity: Asian 28% Hispanic / Latino 24% White 23% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 1% Italian 1% Russian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 65% English-only · Tagalog/Filipino 15% Spanish 14% Chinese 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: ▼ -414.47%
• Current HPI: 282.9528
• Rent YoY: ▲ 1.35%
• 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

+543.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $74,000 BAREIS
• 2026-04-15 Price Changed $79,000 BAREIS
• 2026-04-02 Listed $85,000 BAREIS
• 2026-02-10 Sold (MLS) $11,500 BAREIS
• 2026-02-02 Pending — BAREIS
• 2026-02-01 Listed $11,500 BAREIS