74 Anza Ct · Fairfield, CA 94533

$155,000

2 bd · 1.0 ba · 696 sqft · Manufactured · 141 Days on market

Built 1968 Est $150k · at est. ↓ 9% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +5.9/15.0
• 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

Listing remarks

Gorgeous Move-In-Ready Manufactured Home! Located in a family-friendly gated community, this beautiful home offers comfort, convenience, and fantastic amenities including a clubhouse, sparkling pool, and secure entry. Enjoy an unbeatable location just minutes from Highway 80, shopping centers, and dining. The stylishly remodeled kitchen and bathroom make this home truly stand out!

Key facts

• Gated community
• Clubhouse
• Secure entry

Tags

• GATED COMMUNITY
• CLUBHOUSE
• SECURE ENTRY
• REMODELED KITCHEN
• REMODELED BATHROOM

Property features AI

Finance

• Financial info: Monthly land lease: $400
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 parking spaces; Other parking features
• Utilities: Public sewer
• Home design: Manufactured in-park home; Single wide
• Construction: Marlette manufactured home; Skirting: Unknown
• Exterior features: Located in Pacific Estates Mobile Park; Lot is in a land-lease park

Interior

• Kitchen: Free standing gas range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom with shower stall(s)
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Free standing gas range
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools C-, crime D-, commute 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.
• Market conditions: Rents flat; 264 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k 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 141 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1968 — 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. 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 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $149,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Anza Ct	0.02mi	2/1.0	720 (+3%)	3mo	$155,000	$215	91
77 Anza Ct	0.02mi	2/1.0	780 (+12%)	1mo	$155,000	$199	78
27 Anza Ct	0.05mi	2/1.0	643 (-8%)	21mo	$138,000	$215	68
10 Balboa Ct	0.04mi	2/1.0	643 (-8%)	23mo	$180,000	$280	66
20 Balboa Ct	0.04mi	2/1.0	784 (+13%)	21mo	$159,000	$203	60
55 Anza Ct	0.10mi	2/2.0	800 (+15%)	15mo	$185,000	$231	54

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.14×
• Total profit: $6,275
• Equity at exit: $23,111

10-year hold

• IRR: 10.5%
• Equity multiple: 1.71×
• Total profit: $30,852
• Equity at exit: $13,402

Cash invested: $43,400 (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: 264
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $584

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $691	-5% $638	+0% $584	+5% $531	+10% $477
Rent	-10% $419	-5% $501	+0% $584	+5% $667	+10% $750
Rate	-1.0pp $662	-0.5pp $624	base $584	+0.5pp $544	+1.0pp $503

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Peach Tree Dr Fairfield, CA	1.0–2.0	1.0	701	$2,375	$3.39	14d	3	0.15mi
319 E Tabor Ave Fairfield, CA	1.0–2.0	1.0	625	$2,111	$3.38	21d	4	0.45mi
2376 Fairfield Ave Fairfield, CA	1.0	1.0	620	$2,174	$3.51	14d	2	0.50mi
2355 Fairfield Ave Fairfield, CA	1.0	1.0	769	$1,740	$2.26	14d	3	0.53mi
2323 Fairfield Ave Fairfield, CA	1.0	1.0	620	$1,901	$3.07	24d	5	0.57mi
1111 Alaska Ave Fairfield, CA	1.0–2.0	1.0	787	$2,249	$2.86	14d	10	0.61mi
1712 Arthur Ct Unit 1712A Fairfield, CA	2.0	1.0	740	$1,800	$2.43	21d	1	0.65mi
1746 Kidder Ave Unit 10 Fairfield, CA	1.0	1.0	675	$1,495	$2.21	44d	1	0.66mi
460 San Marco St Unit D Fairfield, CA	2.0	1.0	640	$1,650	$2.58	44d	1	0.71mi
459 San Marco St Unit 4 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	24d	1	0.72mi
459 San Marco St Unit 3 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	44d	1	0.73mi
100 Hawthorn Dr Fairfield, CA	1.0–2.0	1.0	726	$2,249	$3.10	14d	11	0.74mi
1890 Dover Ave Fairfield, CA	1.0–2.0	1.0–2.0	835	$1,995	$2.39	14d	2	0.75mi
1415 Union Ave Fairfield, CA	1.0	1.0	650	$1,750	$2.69	44d	1	0.93mi
2550 Hilborn Rd Fairfield, CA	1.0–2.0	1.0–2.0	870	$2,563	$2.95	14d	16	1.05mi
713 E Travis Blvd Fairfield, CA	1.0–2.0	1.0–1.5	827	$2,277	$2.75	44d	1	1.07mi
1349 Blossom Ave Fairfield, CA	1.0–3.0	1.0–3.0	1017	$2,795	$2.75	2d	11	1.40mi
1955 Grande Cir Unit G Fairfield, CA	1.0	1.0	440	$1,395	$3.17	14d	1	1.40mi
1955 Grande Cir Unit L Fairfield, CA	1.0	1.0	528	$1,495	$2.83	14d	1	1.40mi
2751 Peppertree Dr Fairfield, CA	2.0	1.0–2.0	726	$2,175	$2.99	14d	7	1.40mi
1990 Grande Cir Fairfield, CA	2.0	1.0–1.5	895	$2,135	$2.39	3d	15	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $155,000 Active 141 DOM
2. 2026-06-17
   days on market $155,000 Active 140 DOM
3. 2026-06-16
   days on market $155,000 Active 139 DOM
4. 2026-06-15
   days on market $155,000 Active 138 DOM
5. 2026-06-14
   days on market $155,000 Active 136 DOM
6. 2026-06-10
   days on market $155,000 Active 133 DOM
7. 2026-06-09
   days on market $155,000 Active 132 DOM
8. 2026-06-08
   days on market $155,000 Active 131 DOM
9. 2026-06-07
   remarks 385-char remark
10. 2026-06-07
    listed $155,000 Active 130 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 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: $25,143
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$4,509
• Taxable income: $4,829
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $5,850/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

-8.8% since first listed

3 events — show timeline

• 2026-06-05 Relisted — BAREIS
• 2026-06-05 Price Changed $155,000 BAREIS
• 2025-10-28 Listed $170,000 BAREIS