2500 Springs Rd #130 · Vallejo, CA 94591

$69,000

1 bd · 1.0 ba · 480 sqft · Manufactured · 128 Days on market

Manufactured home likely 55+ (park) Built 1974 Good condition $144/sqft · 32% below area Est $101k · 32% under

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.6

Listing remarks MLS

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.

Key facts

• 2 parking spots
• Built 1974
• Listed 127 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 $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.2% 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: Annie Pennycook Elementary (451 students, 75% FRL); Hogan Middle (867 students, 85% FRL); Jesse M. Bethel High (math 32% / reading 52%, grade F, #472 of 1,170 statewide, top 42%, 1,481 students, 79% FRL) — zoned schools average 80% FRL vs 62% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 25% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Vallejo City Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 278 active listings in the ZIP; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent is only 16% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($61k) 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.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $101,299
• List price: $69,000
• Delta: -31.88%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Springs Rd #125	0.02mi	1/1.0	500 (+4%)	35mo	$90,000	$180	72
2500 Springs Rd #226	0.02mi	2/1.0 (+1)	600 (+25%)	10mo	$80,000	$133	61
2500 Springs Rd #126	0.07mi	1/1.0	420 (-12%)	23mo	$30,000	$71	56
2500 Springs Rd #222	0.02mi	2/1.0 (+1)	576 (+20%)	25mo	$100,000	$174	49
1161 Benicia Rd #13	1.15mi	2/1.0 (+1)	580 (+21%)	9mo	$125,000	$216	28

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: 31.8%
• Equity multiple: 2.31×
• Total profit: $25,276
• Equity at exit: $10,288

10-year hold

• IRR: 38.0%
• Equity multiple: 4.26×
• Total profit: $63,000
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $72,450 ($132/sqft)
• Median days on market: 227 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +60.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94591

• Rents YoY: 1.4%
• Active inventory: 278
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $607

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 51%

Sensitivity live

Price	-10% $655	-5% $631	+0% $607	+5% $583	+10% $560
Rent	-10% $499	-5% $553	+0% $607	+5% $661	+10% $716
Rate	-1.0pp $642	-0.5pp $625	base $607	+0.5pp $589	+1.0pp $571

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Monthly land lease: $999
• HOA & community: No homeowners associationNot a senior communityLocated in Trailer City park

Exterior

• Parking: Assigned parkingDetached parking2 total parking spaces
• Utilities: Public sewer
• Home design: Manufactured in-park homeSingle wideMade by Buddy / Skyline
• Construction: Aluminum skirting
• Exterior features: Covered patioPorch awningCorner lot

Interior

• Kitchen: Free-standing gas ovenFree-standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heatingNo cooling
• Interior features: Updated/remodeled conditionHood over rangeCarbon monoxide detectorDouble-strapped water heaterSmoke detector
• Laundry & utility: No laundry hookups inside

Listing history 50 events

1. 2026-08-08
   days on market $69,000 Active 128 DOM
2. 2026-08-07
   days on market $69,000 Active 127 DOM
3. 2026-08-06
   days on market $69,000 Active 126 DOM
4. 2026-08-05
   days on market $69,000 Active 125 DOM
5. 2026-08-04
   days on market $69,000 Active 124 DOM
6. 2026-08-03
   days on market $69,000 Active 123 DOM
7. 2026-07-31
   days on market $69,000 Active 120 DOM
8. 2026-07-29
   days on market $69,000 Active 118 DOM
9. 2026-07-27
   days on market $69,000 Active 116 DOM
10. 2026-07-25
    days on market $69,000 Active 114 DOM
11. 2026-07-23
    days on market $69,000 Active 112 DOM
12. 2026-07-22
    days on market $69,000 Active 111 DOM
13. 2026-07-21
    days on market $69,000 Active 110 DOM
14. 2026-07-18
    days on market $69,000 Active 107 DOM
15. 2026-07-16
    days on market $69,000 Active 105 DOM
16. 2026-07-16
    days on market $69,000 Active 104 DOM
17. 2026-07-14
    days on market $69,000 Active 103 DOM
18. 2026-07-13
    days on market $69,000 Active 102 DOM
19. 2026-07-12
    days on market $69,000 Active 101 DOM
20. 2026-07-11
    days on market $69,000 Active 100 DOM
21. 2026-07-10
    days on market $69,000 Active 99 DOM
22. 2026-07-09
    days on market $69,000 Active 98 DOM
23. 2026-07-08
    days on market $69,000 Active 97 DOM
24. 2026-07-07
    days on market $69,000 Active 96 DOM
25. 2026-07-06
    days on market $69,000 Active 95 DOM
26. 2026-07-05
    days on market $69,000 Active 94 DOM
27. 2026-07-04
    days on market $69,000 Active 93 DOM
28. 2026-07-03
    days on market $69,000 Active 92 DOM
29. 2026-07-02
    days on market $69,000 Active 91 DOM
30. 2026-07-01
    days on market $69,000 Active 90 DOM
31. 2026-06-30
    days on market $69,000 Active 89 DOM
32. 2026-06-29
    days on market $69,000 Active 88 DOM
33. 2026-06-28
    days on market $69,000 Active 87 DOM
34. 2026-06-28
    days on market $69,000 Active 86 DOM
35. 2026-06-27
    days on market $69,000 Active 85 DOM
36. 2026-06-25
    days on market $69,000 Active 83 DOM
37. 2026-06-23
    days on market $69,000 Active 81 DOM
38. 2026-06-22
    days on market $69,000 Active 80 DOM
39. 2026-06-18
    days on market $69,000 Active 77 DOM
40. 2026-06-17
    pricedays on market $69,000 Active 76 DOM
41. 2026-06-16
    days on market $74,000 Active 75 DOM
42. 2026-06-15
    days on market $74,000 Active 74 DOM
43. 2026-06-14
    days on market $74,000 Active 72 DOM
44. 2026-06-10
    days on market $74,000 Active 69 DOM
45. 2026-06-09
    days on market $74,000 Active 68 DOM
46. 2026-06-08
    days on market $74,000 Active 67 DOM
47. 2026-06-07
    days on market $74,000 Active 66 DOM
48. 2026-06-05
    days on market $74,000 Active 63 DOM
49. 2026-06-03
    days on market $74,000 Active 62 DOM
50. 2026-06-02
    days on market $74,000 Active 61 DOM

ⓘ 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 4/10 Moderate
• 🌡 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: $16,468
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,007
• Taxable income: $6,580
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,708/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 Est. rehab $2,400–$7,200 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Annie Pennycook Elementary Middle Hogan Middle High Jesse M. Bethel High F CA #472/1,170 Nat'l #7,572/17,239

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

C Composite livability gradescore 67/100

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 · 478,685 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Monthly land lease: $999
• HOA & community: No homeowners associationNot a senior communityLocated in Trailer City park

Exterior

• Parking: Assigned parkingDetached parking2 total parking spaces
• Utilities: Public sewer
• Home design: Manufactured in-park homeSingle wideMade by Buddy / Skyline
• Construction: Aluminum skirting
• Exterior features: Covered patioPorch awningCorner lot

Interior

• Kitchen: Free-standing gas ovenFree-standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heatingNo cooling
• Interior features: Updated/remodeled conditionHood over rangeCarbon monoxide detectorDouble-strapped water heaterSmoke detector
• Laundry & utility: No laundry hookups inside

Price history

+500.0% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $69,000 BAREIS
• 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