118 Yorkshire Ct · Vallejo, CA 94591

$924,750

8 bd · 7.2 ba · 4,629 sqft · MultiFamily public records · 101 Days on market

Built 1977 0.36 ac lot $200/sqft · 9% below area Est $1022k · 9% 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 +18.1/30.0
• ARV discount +11.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Well-maintained and income-producing fourplex located in desirable East Vallejo, currently generating over $7,900 in monthly rental income. This attractive investment property offers some of the most desirable multi-family floor plans, including a spacious 3-bedroom/2-bath front unit, two 2-bedroom/2-bath units, and one 2-bedroom/1-bath unit. Each unit features generous living spaces with fireplaces, dedicated dining areas, central heat (one wall furnace), wall air conditioning unit, and private patios, providing comfortable living that attracts long-term tenants. The property also includes off-street parking, carports, coin-operated laundry, and shared yard space. Pride of ownership shows through the ongoing maintenance and improvements, including drainage upgrades, retaining wall installation, replaced upper-level decks, 11-year-old roof, and various interior updates. Situated in a well-established neighborhood surrounded by single-family homes, this location offers excellent tenant appeal with close proximity to shopping centers, schools, freeway access, and public transportation. Enjoy nearby Vallejo amenities including the year-round farmers market, waterfront festivals, and the San Francisco Ferry, with convenient access to Napa Valley Wine Country, Marin County, Sacramento, and the greater San Francisco Bay Area. Ideal for investors seeking stable income with long-term upside potential in a growing Bay Area market.

Key facts

• Off street parking
• Private patios
• 0.36 acre lot

Tags

• INCOME PRODUCING FOURPLEX
• MULTI FAMILY FLOOR PLANS
• GENEROUS LIVING SPACES
• PRIVATE PATIOS
• OFF STREET PARKING
• COIN OPERATED LAUNDRY

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.8-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive. Per door: $204/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $892k (3.5% below list).
• Recommended offer: $842k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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).
• At $8,924/mo this rent would consume 102% of the median local household income ($105k/yr) (locally 2021% 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 $6k of loan paydown is wiped out by about $28k 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 101 days — a 9% lower offer ($842k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $315k; list at $925k implies a 194% 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 $841,522 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1977 — 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: 0.97% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $1,021,706
• List price: $924,750
• Delta: -9.49%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-112,430
• Equity at exit: $137,883

10-year hold

• IRR: -5.7%
• Equity multiple: 0.66×
• Total profit: $-88,704
• Equity at exit: $79,955

Cash invested: $258,930 (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: 34.5×

Monthly cashflow live

• Estimated rent: $8,924 high
• Mortgage (P&I): −$4,849
• Tax from tax record: −$999 /mo · $11,993/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,874
• Net cashflow: $816

Break-even live

Break-even rent $7,891

Max offer price $924,750

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.8	$8,924
Total (4 units)			$8,924

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: $231,188
• Closing costs: $27,742
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $924,750 Active 101 DOM
2. 2026-06-17
   days on market $924,750 Active 100 DOM
3. 2026-06-16
   days on market $924,750 Active 99 DOM
4. 2026-06-15
   price $924,750 Active 98 DOM
5. 2026-06-15
   days on market $1,024,750 Active 98 DOM
6. 2026-06-14
   days on market $1,024,750 Active 96 DOM
7. 2026-06-10
   days on market $1,024,750 Active 93 DOM
8. 2026-06-09
   days on market $1,024,750 Active 92 DOM
9. 2026-06-08
   days on market $1,024,750 Active 91 DOM
10. 2026-06-07
    days on market $1,024,750 Active 90 DOM
11. 2026-06-05
    days on market $1,024,750 Active 87 DOM
12. 2026-06-03
    days on market $1,024,750 Active 86 DOM
13. 2026-06-02
    days on market $1,024,750 Active 85 DOM
14. 2026-06-01
    days on market $1,024,750 Active 84 DOM
15. 2026-05-31
    days on market $1,024,750 Active 83 DOM
16. 2026-05-30
    days on market $1,024,750 Active 82 DOM
17. 2026-04-17
    price $1,024,750 1445-char remark

    Show marketing remark (1445 chars)

    Well-maintained and income-producing fourplex located in desirable East Vallejo, currently generating over $7,900 in monthly rental income. This attractive investment property offers some of the most desirable multi-family floor plans, including a spacious 3-bedroom/2-bath front unit, two 2-bedroom/2-bath units, and one 2-bedroom/1-bath unit. Each unit features generous living spaces with fireplaces, dedicated dining areas, central heat (one wall furnace), wall air conditioning unit, and private patios, providing comfortable living that attracts long-term tenants. The property also includes off-street parking, carports, coin-operated laundry, and shared yard space. Pride of ownership shows through the ongoing maintenance and improvements, including drainage upgrades, retaining wall installation, replaced upper-level decks, 11-year-old roof, and various interior updates. Situated in a well-established neighborhood surrounded by single-family homes, this location offers excellent tenant appeal with close proximity to shopping centers, schools, freeway access, and public transportation. Enjoy nearby Vallejo amenities including the year-round farmers market, waterfront festivals, and the San Francisco Ferry, with convenient access to Napa Valley Wine Country, Marin County, Sacramento, and the greater San Francisco Bay Area. Ideal for investors seeking stable income with long-term upside potential in a growing Bay Area market.

18. 2026-03-09
    listed $1,095,900 Active 1445-char remark

    Show marketing remark (1445 chars)

    Well-maintained and income-producing fourplex located in desirable East Vallejo, currently generating over $7,900 in monthly rental income. This attractive investment property offers some of the most desirable multi-family floor plans, including a spacious 3-bedroom/2-bath front unit, two 2-bedroom/2-bath units, and one 2-bedroom/1-bath unit. Each unit features generous living spaces with fireplaces, dedicated dining areas, central heat (one wall furnace), wall air conditioning unit, and private patios, providing comfortable living that attracts long-term tenants. The property also includes off-street parking, carports, coin-operated laundry, and shared yard space. Pride of ownership shows through the ongoing maintenance and improvements, including drainage upgrades, retaining wall installation, replaced upper-level decks, 11-year-old roof, and various interior updates. Situated in a well-established neighborhood surrounded by single-family homes, this location offers excellent tenant appeal with close proximity to shopping centers, schools, freeway access, and public transportation. Enjoy nearby Vallejo amenities including the year-round farmers market, waterfront festivals, and the San Francisco Ferry, with convenient access to Napa Valley Wine Country, Marin County, Sacramento, and the greater San Francisco Bay Area. Ideal for investors seeking stable income with long-term upside potential in a growing Bay Area market.

19. 1993-01-06
    soldstatus $315,000
20. 1992-05-01
    soldstatus $195,000

ⓘ 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: $11,993 · $999/mo
• Projected year-2 tax: $11,993 · $999/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 ≥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: $107,088
• − Mortgage interest: −$51,800
• − Property taxes: −$11,993
• − Insurance: −$4,624
• − Repairs & maintenance: −$8,567
• − Management: −$8,567
• − Depreciation: −$26,902
• Taxable loss: −$5,365
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $11,077/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): 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

+425.5% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $1,024,750 BAREIS
• 2026-03-09 Listed $1,095,900 BAREIS
• 1993-01-06 Sold (Public Records) $315,000 Public Records
• 1992-05-01 Sold (Public Records) $195,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $11,993 · +15.7% YoY. Source: county tax records.