20 Constance Dr · Vallejo, CA 94590

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 73 Days on market

Built 1973 Poor condition Est $192k · at est.

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +5.7/15.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this beautifully maintained 2-bedroom, 2-bath mobile home offering 1,440 sq ft of comfortable, updated living space. Fresh paint, stylish laminate flooring, and a newer HVAC system with central A/C provide modern comfort throughout. Enjoy peace of mind with major upgrades, including a permitted new roof (2023) with transferable lifetime warranty, PEX water lines, and an on-demand backup hot water system. The motorcycle shed/garage is at the back of the property and has extra storage. The private yard, covered carport and included washer and dryer add everyday convenience. Ideally located near Cal Maritime with quick access to I-80. Lot rent is $850 per month; the one of t

Key facts

• Paver pathway
• Covered carport
• Private yard

Tags

• NEW ROOF
• UPGRADED PEX MAIN WATER LINES
• PRIVATE YARD
• COVERED CARPORT
• STORAGE SHED
• PAVER PATHWAY

Property features AI

Finance

• HOA & community: Association: Carquinez Highlands; Monthly association fee; Association amenities include clubhouse and pool; Association fee includes homeowners insurance

Exterior

• Parking: Other parking
• Utilities: Public sewer
• Home design: Mobile home (residential); One story; Main level includes bedroom(s), dining room, family room, full bath(s), kitchen and living room
• Construction: Updated/remodeled
• Exterior features: Private pool; Community pool/common facility; Shed(s); Lot features: see remarks; Does not allow horses

Interior

• Kitchen: Built-in electric oven; Built-in gas range; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled condition; Built-in electric oven; Built-in gas range; Dishwasher; Garbage disposal
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 flat; 176 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $2,482/mo this rent would consume 46% 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 $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 73 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Constance Dr	0.00mi	2/2.0	1,440 (0%)	1mo	$190,000	$132	99
24 Constance Dr	0.02mi	2/2.0	1,440 (0%)	2mo	$115,000	$80	98
173 Frieda Cir	0.03mi	2/2.0	1,440 (0%)	2mo	$199,000	$138	97
175 Freida Cir	0.03mi	2/2.0	1,440 (0%)	2mo	$235,000	$163	97
30 Constance Dr	0.01mi	2/2.0	1,440 (0%)	4mo	$185,000	$128	96
87 Gloria Ct	0.10mi	2/2.0	1,440 (0%)	2mo	$255,000	$177	94
116 Kay Dr	0.24mi	2/2.0	1,440 (0%)	1mo	$192,000	$133	88
80 Gloria Ct	0.16mi	2/2.0	1,440 (0%)	13mo	$170,000	$118	82
123 Phyllis Ct #123	0.22mi	3/2.0 (+1)	1,440 (0%)	10mo	$195,000	$135	77
83 Gloria Ct	0.13mi	2/2.0	1,536 (+7%)	11mo	$128,500	$84	74
92 Karen Ct	0.20mi	3/2.0 (+1)	1,400 (-3%)	10mo	$215,000	$154	72
908 Santa Felipo Ct	0.67mi	2/2.0	1,500 (+4%)	8mo	$200,000	$133	55

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-512
• Equity at exit: $29,672

10-year hold

• IRR: 6.9%
• Equity multiple: 1.46×
• Total profit: $25,808
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $585

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 71%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Sea Crest Cir Vallejo, CA	2.0	1.0	900	$2,350	$2.61	44d	1	0.12mi
206 Sea Crest Cir Vallejo, CA	2.0	2.5	1464	$2,595	$1.77	44d	1	0.15mi
706 La Canyada Dr Vallejo, CA	3.0	2.0	1075	$2,799	$2.60	14d	1	0.44mi
532 Magazine St Vallejo, CA	2.0	1.0–2.0	792	$2,988	$3.77	3d	11	0.44mi
532 Magazine St Vallejo, CA	1.0–2.0	1.0–2.0	792	$2,888	$3.65	24d	12	0.44mi
532 Magazine St Vallejo, CA	2.0	2.0	762	$3,188	$4.18	2d	9	0.44mi
961 Porter St Vallejo, CA	2.0–3.0	1.0–3.0	1159	$2,406	$2.08	2d	11	0.46mi
929 6th St Vallejo, CA	3.0	2.0	1414	$2,600	$1.84	44d	1	0.55mi
962 Pine St Vallejo, CA	3.0	2.0	1000	$3,200	$3.20	44d	1	0.57mi
924 Palou St Vallejo, CA	3.0	1.0	966	$2,500	$2.59	23d	1	0.74mi
108 Esa Dr Vallejo, CA	3.0	2.0	1196	$2,200	$1.84	44d	1	0.82mi
115 James River Rd Vallejo, CA	3.0	2.5	1472	$2,850	$1.94	12d	1	0.91mi
551 5th St Vallejo, CA	3.0	1.0	1000	$2,550	$2.55	23d	1	0.93mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1100	$2,350	$2.14	23d	2	0.97mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1038	$2,150	$2.07	44d	2	0.97mi
1201 Glen Cove Pkwy #1407 Vallejo, CA	2.0	2.0	1101	$2,400	$2.18	17d	1	1.04mi
415 Wallace Ave Unit A Vallejo, CA	2.0	1.0	1200	$2,100	$1.75	23d	1	1.34mi
415 Wallace Ave Unit 1 Vallejo, CA	2.0	1.0	1200	$2,650	$2.21	44d	1	1.34mi
100 Buss Ave Vallejo, CA	2.0	1.0	1116	$2,800	$2.51	44d	1	1.44mi
573 Laurel St Vallejo, CA	3.0	2.0	1710	$2,869	$1.68	23d	1	1.49mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-04-21
   historical Contingent (Show)
3. 2026-03-10
   listed $199,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $29,783
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$5,789
• Taxable income: $4,101
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $6,041/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, flooring, interior walls, HVAC system, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — The independent image shows a new roof with a transferable lifetime warranty, but the listing photos do not show the roof.
• Major exterior — The independent image shows a concrete sidewalk and a grassy area, but the listing photos do not show the exterior condition.
• Major flooring — The listing photos show laminate flooring, but the independent image does not show the flooring condition.
• Major interior walls — The listing photos show fresh paint, but the independent image does not show the interior walls.
• Major HVAC/mechanicals — The listing photos show a newer HVAC system with central A/C, but the independent image does not show the HVAC system.
• Major landscaping — The independent image shows a concrete sidewalk and a grassy area, but the listing photos do not show the landscaping condition.

Value-add opportunities

• Resale new roof — A new roof with a transferable lifetime warranty would significantly increase the home's resale value.
• Resale exterior landscaping — A well-maintained exterior would enhance the home's curb appeal and resale value.
• Resale HVAC system — A newer HVAC system with central A/C would improve comfort and energy efficiency, increasing the home's resale value.
• Resale landscaping — A well-maintained exterior would enhance the home's curb appeal and resale value.
• Resale interior paint — Fresh paint would improve the home's appearance and resale value.
• Resale exterior siding — A new exterior siding would improve the home's curb appeal and resale value.
• Resale flooring — New flooring would improve the home's appearance and resale value.
• Rental HVAC system — A newer HVAC system with central A/C would improve comfort and energy efficiency, increasing the home's rental value.
• Rental landscaping — A well-maintained exterior would enhance the home's curb appeal and rental value.
• Rental interior paint — Fresh paint would improve the home's appearance and rental value.
• Rental exterior siding — A new exterior siding would improve the home's curb appeal and rental value.
• Rental flooring — New flooring would improve the home's appearance and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows a new roof with a transferable lifetime warranty, but the listing photos do not show the roof.	Major	$15,000–50,000
exterior · The independent image shows a concrete sidewalk and a grassy area, but the listing photos do not show the exterior condition.	Major	$15,000–50,000
flooring · The listing photos show laminate flooring, but the independent image does not show the flooring condition.	Major	$15,000–50,000
interior walls · The listing photos show fresh paint, but the independent image does not show the interior walls.	Major	$15,000–50,000
HVAC/mechanicals · The listing photos show a newer HVAC system with central A/C, but the independent image does not show the HVAC system.	Major	$15,000–50,000
landscaping · The independent image shows a concrete sidewalk and a grassy area, but the listing photos do not show the landscaping condition.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new roof — A new roof with a transferable lifetime warranty would significantly increase the home's resale value. ↑
• Resale exterior landscaping — A well-maintained exterior would enhance the home's curb appeal and resale value. ↑
• Resale HVAC system — A newer HVAC system with central A/C would improve comfort and energy efficiency, increasing the home's resale value. ↑
• Resale landscaping — A well-maintained exterior would enhance the home's curb appeal and resale value. ↑
• Resale interior paint — Fresh paint would improve the home's appearance and resale value. ↑
• Resale exterior siding — A new exterior siding would improve the home's curb appeal and resale value. ↑
• Resale flooring — New flooring would improve the home's appearance and resale value. ↑
• Rental HVAC system — A newer HVAC system with central A/C would improve comfort and energy efficiency, increasing the home's rental value. ↑
• Rental landscaping — A well-maintained exterior would enhance the home's curb appeal and rental value. ↑
• Rental interior paint — Fresh paint would improve the home's appearance and rental value. ↑
• Rental exterior siding — A new exterior siding would improve the home's curb appeal and rental value. ↑
• Rental flooring — New flooring would improve the home's appearance and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-22 Pending — BAREIS
• 2026-04-21 Contingent — BAREIS
• 2026-03-10 Listed $199,000 BAREIS