1333 N Camino Alto #114 · Vallejo, CA 94589

$185,000

2 bd · 2.0 ba · 987 sqft · Condo public records · 370 Days on market

Built 1974 $187/sqft · 35% below area Est $283k · 35% under $430/mo HOA · 20% of rent

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the vibrant city of Vallejo, CA 94589. This charming residence is part of the desirable Camino Alto Apartments community, Complete with pool, jacuzzi, tot lot known for its serene environment and convenient location. Step inside to discover a spacious and inviting living space that offers both comfort and style. The unit features modern amenities and a thoughtful layout that maximizes space and functionality. Large windows flood the interior with natural light, creating a warm and welcoming atmosphere. Residents of Camino Alto Apartments enjoy access to a range of community amenities, including a sparkling swimming pool, well-maintained landscaping, and ample parking. The commun

Key facts

• Pet-friendly
• Dining options
• Entertainment venues

Tags

• SPARKLING SWIMMING POOL
• WELL-MAINTAINED LANDSCAPING
• PET-FRIENDLY
• DINING OPTIONS
• ENTERTAINMENT VENUES
• VALLEJO FARMERS MARKET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $72 ($859/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 fast (+5.5%/yr); 70 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 370 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $283,344
• List price: $185,000
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-19,709
• Equity at exit: $27,584

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $13,295
• Equity at exit: $15,995

Cash invested: $51,800 (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 94589

• Rents YoY: 5.5%
• Active inventory: 70
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$970
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$77
• HOA: −$430
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $72

Break-even live

Break-even rent $2,064

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $176	-5% $124	+0% $72	+5% $19	+10% $-33
Rent	-10% $-99	-5% $-14	+0% $72	+5% $157	+10% $242
Rate	-1.0pp $165	-0.5pp $119	base $72	+0.5pp $24	+1.0pp $-25

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 N Camino Alto Vallejo, CA	1.0	1.0	900	$1,895	$2.11	22d	1	0.12mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	15d	2	0.17mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	45d	1	0.17mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	22d	1	0.25mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	15d	8	0.25mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	15d	1	0.26mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	45d	1	0.56mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	15d	7	0.58mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	45d	1	0.62mi
2211 Redwood St Vallejo, CA	2.0	1.0	875	$2,200	$2.51	24d	1	0.77mi
271 Viewmont Ave Vallejo, CA	2.0	1.0	992	$2,200	$2.22	15d	1	0.90mi
60 Rotary Way Vallejo, CA	1.0–2.0	1.0–2.0	768	$2,314	$3.01	15d	15	1.08mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$2,302	$2.26	15d	10	1.18mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	15d	1	1.19mi
123 Kathy Ellen Dr Vallejo, CA	2.0	1.5	950	$2,145	$2.26	15d	1	1.19mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	45d	1	1.20mi
123 Kathy Ellen Dr Unit G5 Vallejo, CA	2.0	1.5	950	$2,095	$2.21	24d	1	1.21mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	15d	20	1.22mi
401 Fleming Ave E Vallejo, CA	1.0	1.0	640	$1,420	$2.22	15d	1	1.24mi
688 Nebraska St Unit 2 Vallejo, CA	2.0	1.0	546	$2,100	$3.85	45d	1	1.31mi
173 Maher Ct Unit 177 Vallejo, CA	2.0	1.0	937	$1,600	$1.71	45d	1	1.35mi
15 Werden St Vallejo, CA	3.0	1.0	988	$2,100	$2.13	24d	1	1.35mi
45 Baldwin St Vallejo, CA	3.0	1.0	988	$1,999	$2.02	15d	1	1.38mi
226 Nigh St Vallejo, CA	3.0	2.0	1020	$2,950	$2.89	45d	1	1.41mi
1910 Marin St Vallejo, CA	2.0	1.0	725	$2,550	$3.52	45d	1	1.45mi
70 Parrott St Vallejo, CA	3.0	1.0	988	$2,075	$2.10	45d	1	1.49mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 370 DOM
2. 2026-06-17
   days on market $185,000 Active 369 DOM
3. 2026-06-16
   days on market $185,000 Active 368 DOM
4. 2026-06-15
   days on market $185,000 Active 367 DOM
5. 2026-06-14
   days on market $185,000 Active 365 DOM
6. 2026-06-10
   days on market $185,000 Active 362 DOM
7. 2026-06-09
   days on market $185,000 Active 361 DOM
8. 2026-06-08
   days on market $185,000 Active 360 DOM
9. 2026-06-07
   days on market $185,000 Active 359 DOM
10. 2026-06-05
    days on market $185,000 Active 356 DOM
11. 2026-06-03
    days on market $185,000 Active 355 DOM
12. 2026-06-02
    days on market $185,000 Active 354 DOM
13. 2026-06-01
    days on market $185,000 Active 353 DOM
14. 2026-05-31
    days on market $185,000 Active 352 DOM
15. 2026-05-30
    days on market $185,000 Active 351 DOM
16. 2004-07-30
    soldstatus $20,250,000
17. 1996-07-30
    soldstatus $5,150,000
18. 1995-05-19
    soldstatus $8,478,013

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 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: $25,853
• − Mortgage interest: −$10,363
• − Property taxes: −$1,839
• − Insurance: −$925
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$5,160
• − Depreciation: −$5,382
• Taxable loss: −$1,952
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,327/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): 29,990
• Household income: $92,735
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1317.0

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% Asian 23% Black 15% White 15% Two or more races 12% Pacific Islander 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Russian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 50% English-only · Spanish 29% Tagalog/Filipino 14% Other Asian/Pacific 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: ▼ -421.47%
• Current HPI: 280.1352
• Rent YoY: ▲ 5.46%
• 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

+138.9% since first listed

3 events — show timeline

• 2004-07-30 Sold (Public Records) $20,250,000 Public Records
• 1996-07-30 Sold (Public Records) $5,150,000 Public Records
• 1995-05-19 Sold (Public Records) $8,478,013 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,839 · +9.6% YoY. Source: county tax records.