1123 Tabor Ave · Fairfield, CA 94533

$750,000

8 bd · 4.0 ba · 2,640 sqft · MultiFamily public records · 8 Days on market

Built 1962 8,102 sqft lot ↓ 14% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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

Calling all rental property investors! Incredible value in this meticulously maintained Fairfield fourplex. Recent renovations include new flooring, kitchens, bathrooms, and appliances. Ideal location with medical, schools, and Solano Town Center all minutes away - Travis Air Force Base is a quick mile commute. Long term tenancies in place with stable rental income. A perfect addition to your portfolio, starter investment property with 30-year fixed-rate financing options, or a great 1031-exchange candidate.

Key facts

• New kitchens
• Ideal location
• Recent renovations

Tags

• RECENT RENOVATIONS
• NEW FLOORING
• NEW KITCHENS
• NEW BATHROOMS
• NEW APPLIANCES
• IDEAL LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Natural gas connected; Public water; Public sewer; City utilities
• Home design: Residential income property — quadruplex (garden apartments); Built in 1962; Single-story
• Construction: Composition roof
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing gas range
• Bedrooms: Four units, each with 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: Four units, each with 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall-mounted cooling units
• Interior features: Updated/remodeled condition; Dual-pane full windows; One-level layout; No basement
• Laundry & utility: Laundry: Other (on-site/shared or unspecified)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $491/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Cap rate 9.4% vs local median 3.0% in Fairfield — 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 (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D-, commute F, cost of living F.
• Fairfield-Suisun Unified (urban): math 23% / reading 53% proficiency, ranked #238 of 517 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weir Preparatory Academy (706 students, 81% FRL); Fairfield High (math 16% / reading 41%, grade F, #774 of 1,170 statewide, top 66%, 1,633 students, 58% FRL) — zoned schools average 69% FRL vs 47% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 265 active listings in the ZIP; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $8,130/mo this rent would consume 112% of the median local household income ($87k/yr) (locally 3474% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $143k; list at $750k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000

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 1962 — 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. Crime grade is D 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 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: 1.08% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-19,530
• Equity at exit: $111,827

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $54,771
• Equity at exit: $64,846

Cash invested: $210,000 (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 94533

• Rents YoY: 0.1%
• Active inventory: 265
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $8,130 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,707
• Net cashflow: $1,962

Break-even live

Break-even rent $5,646

Max offer price $750,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,387	-5% $2,175	+0% $1,962	+5% $1,750	+10% $1,538
Rent	-10% $1,320	-5% $1,641	+0% $1,962	+5% $2,284	+10% $2,605
Rate	-1.0pp $2,340	-0.5pp $2,153	base $1,962	+0.5pp $1,768	+1.0pp $1,570

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,132
Total (4 units)			$8,130

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   status $750,000 Pending 8 DOM
2. 2026-06-02
   days on market $750,000 Active 8 DOM
3. 2026-06-01
   days on market $750,000 Active 7 DOM
4. 2026-05-31
   days on market $750,000 Active 6 DOM
5. 2026-05-30
   days on market $750,000 Active 5 DOM
6. 1998-10-09
   soldstatus $143,000
7. 1997-04-07
   soldstatus $147,000
8. 1990-01-18
   soldstatus $167,000

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $5,700 · $475/mo
• Expected delta: +$3,124/yr (+$260/mo · 121.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $97,560
• − Mortgage interest: −$42,012
• − Property taxes: −$2,576
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,805
• − Management: −$7,805
• − Depreciation: −$21,818
• Taxable income: $11,795
• Est. tax owed @ 24.0%: −$2,831
• After-tax cash flow: $20,719/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: Fairfield-Suisun Unified
• NCES district ID: 0613360
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $69,654
• Composite: 34.59/100
• National rank: #5157
• State rank: #238 of 517 in CA

Livability — Fairfield

• Score: 67/100
• State rank: #314
• US rank: #10551

Category grades

Amenities C Commute F Cost of living F Crime D- Employment A+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, CA
• County: Solano County · 433,239 people
• City population: 120,008
• Metro: Vallejo, CA
• Population (ZIP): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

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 0.75)
• Race & ethnicity: Hispanic / Latino 39% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% 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: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• 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

-14.4% since first listed

3 events — show timeline

• 1998-10-09 Sold (Public Records) $143,000 Public Records
• 1997-04-07 Sold (Public Records) $147,000 Public Records
• 1990-01-18 Sold (Public Records) $167,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,576 · -0.8% YoY. Source: county tax records.