144 Hilborn St · Vallejo, CA 94590

$1,995,000

196 bd · 28.0 ba · 8,760 sqft · MultiFamily public records · 91 Days on market

Built 1967 0.45 ac lot $228/sqft · 17% below area Est $2409k · 17% under

---

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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• 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 (5+ Unit). Listing-text estimate: 14 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Seller is committed to selling. 14-unit apartment property located at 144 Hilborn Street in Vallejo, California. The subject property consists of fourteen (14) one-bedroom, one-bathroom apartment units situated in the desirable Vallejo Heights neighborhood. The property features a highly efficient unit mix comprised entirely of 1x1 units, a consistently strong rental format that appeals to a wide range of tenants in the Vallejo rental market. The building offers investors a well-located multifamily asset positioned within close proximity to major employment centers, transportation corridors, the Vallejo waterfront, and elevated West facing views of the Napa River. 144 Hilborn Street present

Key facts

• Strong rental format
• Efficient unit mix
• 0.45 acre lot

Tags

• 14 UNIT APARTMENT PROPERTY
• VALLEJO HEIGHTS NEIGHBORHOOD
• EFFICIENT UNIT MIX
• STRONG RENTAL FORMAT
• WELL LOCATED MULTIFAMILY ASSET
• TRANSPORTATION CORRIDORS

What this means for you Summary

Snapshot

• This is a 14 × 1-bed/1-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $286/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $2.00M).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 flat; 176 active listings in the ZIP; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $23,094/mo this rent would consume 424% 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 $14k of loan paydown is wiped out by about $60k 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 91 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.35M; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $2,408,725
• List price: $1,995,000
• Delta: -17.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-119,553
• Equity at exit: $297,461

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $23,050
• Equity at exit: $172,491

Cash invested: $558,600 (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: 176
• Price-to-rent: 100.8×

Monthly cashflow live

• Estimated rent: $23,094 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$2,945 /mo · $35,345/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,850
• Net cashflow: $4,006

Break-even live

Break-even rent $18,024

Max offer price $1,995,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 14× units	1	1	$23,100
Total (14 units)			$23,094

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $1,995,000 Active 91 DOM
2. 2026-06-17
   price $1,995,000 Active 90 DOM
3. 2026-06-17
   days on market $2,100,000 Active 90 DOM
4. 2026-06-16
   days on market $2,100,000 Active 89 DOM
5. 2026-06-15
   days on market $2,100,000 Active 88 DOM
6. 2026-06-14
   days on market $2,100,000 Active 86 DOM
7. 2026-06-10
   days on market $2,100,000 Active 83 DOM
8. 2026-06-09
   days on market $2,100,000 Active 82 DOM
9. 2026-06-08
   days on market $2,100,000 Active 81 DOM
10. 2026-06-07
    days on market $2,100,000 Active 80 DOM
11. 2026-06-05
    days on market $2,100,000 Active 77 DOM
12. 2026-06-03
    days on market $2,100,000 Active 76 DOM
13. 2026-06-02
    days on market $2,100,000 Active 75 DOM
14. 2026-06-01
    days on market $2,100,000 Active 74 DOM
15. 2026-05-31
    days on market $2,100,000 Active 73 DOM
16. 2026-05-30
    days on market $2,100,000 Active 72 DOM
17. 2016-08-02
    soldstatus $1,350,000
18. 1999-06-29
    soldstatus $560,000

ⓘ 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: $35,345 · $2,945/mo
• Projected year-2 tax: $35,345 · $2,945/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 3/10 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: $277,128
• − Mortgage interest: −$111,751
• − Property taxes: −$35,345
• − Insurance: −$9,975
• − Repairs & maintenance: −$22,170
• − Management: −$22,170
• − Depreciation: −$58,036
• Taxable income: $17,681
• Est. tax owed @ 24.0%: −$4,243
• After-tax cash flow: $43,824/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

+141.1% since first listed

2 events — show timeline

• 2016-08-02 Sold (Public Records) $1,350,000 Public Records
• 1999-06-29 Sold (Public Records) $560,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $35,345 · +8.0% YoY. Source: county tax records.