300 E H St #98 · Benicia, CA 94510

$240,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 84 Days on market

Built 1972 Est $204k · 17% over

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Why this score? — see what drove the D+ 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 +21.4/30.0
• DSCR +6.8/10.0
• Schools +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean and well maintained home! Lovely and comfortable with large slider off family room out to large covered patio area. Many upgrades. All appliances remain. Murphy bed in second bedroom is an added bonus! Extra large space with garden area. Covered parking. Huge storage shed. Swimming pool and club house! Enjoy Rancho Benicia 55 + gated community and all it has to offer! Great location for walks to the Marina, First St. shopping and more! It's your time ! Don't miss your opportunity!

Key facts

• Gated community
• Clubhouse
• Community pool

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• UPGRADED FLOORING
• REMODELED PRIMARY BATHROOM
• NEW HEATING AND AIR SYSTEM

Property features AI

Finance

• HOA & community: No association; Land lease: $1,090

Exterior

• Parking: Covered parking (1 space)
• Utilities: Natural gas connected; Public sewer
• Home design: Manufactured home (double wide) in a park
• Construction: Fiberglass skirting; Updated/remodeled condition
• Exterior features: Located in Rancho Benicia park; Senior community

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms with shower stalls
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Updated/remodeled interior; Dining and living combined; Deck attached to living area
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.6% in Benicia — 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 68/100 on livability (#269 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A-; Watch: amenities F, cost of living F, health & safety F.
• Benicia Unified (suburban): math 75% / reading 75% proficiency, ranked #35 of 517 in CA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.8%/yr); 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 84 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $199k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $204,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E H St #98	0.00mi	2/2.0	1,440 (0%)	0mo	$225,000	$156	100
300 E H St #36	0.00mi	2/2.0	1,440 (0%)	2mo	$245,000	$170	99
300 E H St #74	0.00mi	2/2.0	1,440 (0%)	2mo	$205,000	$142	98
300 E H St #166	0.00mi	3/2.0 (+1)	1,440 (0%)	14mo	$210,000	$146	83
300 East H St #186	0.00mi	3/2.0 (+1)	1,440 (0%)	18mo	$183,000	$127	80
300 E H St #38	0.00mi	3/2.0 (+1)	1,400 (-3%)	13mo	$170,000	$121	79
300 E H St #163	0.00mi	3/2.0 (+1)	1,530 (+6%)	15mo	$146,000	$95	72
300 E H St #51	0.00mi	2/2.0	1,300 (-10%)	15mo	$190,000	$146	71
300 E East H St #173	0.11mi	2/2.0	1,344 (-7%)	15mo	$188,000	$140	71
300 E H St #62	0.01mi	3/2.0 (+1)	1,344 (-7%)	16mo	$138,000	$103	70
300 E H St #150	0.01mi	3/2.0 (+1)	1,536 (+7%)	18mo	$156,000	$102	69
300 E H St #76	0.01mi	3/2.0 (+1)	1,280 (-11%)	17mo	$277,500	$217	62

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-27,860
• Equity at exit: $35,785

10-year hold

• IRR: -8.0%
• Equity multiple: 0.57×
• Total profit: $-29,093
• Equity at exit: $20,751

Cash invested: $67,200 (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 94510

• Rents YoY: -0.8%
• Active inventory: 118
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $289

Break-even live

Break-even rent $2,184

Max offer price $240,000

Occupancy floor 84%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 E J St Unit 1 Benicia, CA	1.0	1.0	900	$1,950	$2.17	43d	1	0.31mi
125 W F St Benicia, CA	2.0	1.0	1000	$1,995	$2.00	43d	1	0.35mi
671 Military E Benicia, CA	2.0	1.5	1168	$2,250	$1.93	13d	1	0.61mi
652 E N St Unit East Benicia, CA	2.0	1.5	930	$2,635	$2.83	43d	1	0.63mi
652 E N St Benicia, CA	2.0	1.5	930	$2,635	$2.83	21d	1	0.63mi
802 Military E Benicia, CA	3.0	2.5	1464	$2,950	$2.02	12d	1	0.75mi
522 1/2 W K St Benicia, CA	1.0–3.0	1.0	696	$2,348	$3.37	1d	5	0.89mi
150 Rankin Way Benicia, CA	2.0	2.0	1092	$2,951	$2.70	1d	2	0.99mi
1766 Valerie Ct Benicia, CA	3.0	2.0	1312	$3,895	$2.97	43d	1	1.06mi
138 Warwick Dr #86 Benicia, CA	2.0	1.5	1012	$2,400	$2.37	43d	1	1.17mi
117 Sunset Cir #27 Benicia, CA	3.0	1.5	1197	$2,895	$2.42	5d	1	1.31mi
133 Braemer Ct Benicia, CA	3.0	3.0	1762	$3,795	$2.15	7d	1	1.40mi

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 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: $30,597
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$6,982
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $3,548/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: Benicia Unified
• NCES district ID: 0604620
• Math proficiency: 75% ▲ 21.00%
• Reading proficiency: 75% ▲ 17.00%
• Median HH income: $88,573
• Composite: 67.21/100
• National rank: #387
• State rank: #35 of 517 in CA

Livability — Benicia

• Score: 68/100
• State rank: #269
• US rank: #9131

Category grades

Amenities F Commute C Cost of living F Crime A Employment A+ Housing A- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benicia, CA
• County: Solano County · 433,239 people
• City population: 26,749
• Metro: Vallejo, CA
• Population (ZIP): 26,749
• Household income: $121,204
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Hispanic / Latino 15% Two or more races 15% Asian 12% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 8% Tagalog/Filipino 3% Other Indo-European 3%

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: ▼ -751.84%
• Current HPI: 265.4288
• Rent YoY: ▼ -0.82%
• 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

+29.7% since first listed

14 events — show timeline

• 2026-05-28 Pending — BAREIS
• 2026-04-20 Contingent — BAREIS
• 2026-04-15 Relisted — BAREIS
• 2026-04-15 Price Changed $240,000 BAREIS
• 2026-03-03 Contingent — BAREIS
• 2026-02-25 Listed $225,000 BAREIS
• 2020-06-17 Sold (MLS) $199,000 BAREIS
• 2020-06-17 Sold (MLS) $199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-06-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-06-07 Contingent — BAREIS
• 2020-03-12 Listed $185,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-03-11 Relisted — BAREIS
• 2020-03-09 Listed $185,000 BAREIS
• 2020-03-09 Delisted — BAREIS