355 Parkview Ter Unit A-8 · Vallejo, CA 94589

$235,000

3 bd · 2.0 ba · 1,069 sqft · Condo · 9 Days on market

Built 1973 Good condition Garage $220/sqft · 18% below area Est $286k · 18% under $697/mo HOA · 29% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to Sell! Spacious 3 Bedroom Condo in a Convenient Vallejo Location Welcome to 355 Parkview Terrace, Unit A8, Vallejo, CA! This well-maintained second-floor condo offers a comfortable and spacious floor plan with 3 bedrooms, 2 full bathrooms, and 1,069 sq. ft. of living space. The home features a private balcony overlooking a peaceful greenbelt, creating a relaxing space to enjoy your morning coffee, unwind in the evening, or simply enjoy the quiet surroundings. This home offers a desirable second-floor location, a functional layout, and plenty of space for comfortable living.

Key facts

• Private balcony
• Easy access to i-80
• Functional layout

Tags

• PRIVATE BALCONY
• PEACEFUL GREENBELT
• SECOND FLOOR LOCATION
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• EASY ACCESS TO I-80

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (24.6% below list).
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $177k (24.6% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 3.2% 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: 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.
• Zoned schools: Cave Language Academy (411 students, 68% FRL); Hogan Middle (867 students, 85% FRL); Vallejo High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 1,335 students, 80% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 108 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,120 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. 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. 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?
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: 1.03% ✓
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 8.1

CMA / ARV

• ARV (median comp): $285,971
• List price: $235,000
• Delta: -24.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Los Cerritos Dr	0.39mi	3/2.0	1,066 (-0%)	0mo	$440,000	$413	81
1333 N Camino Alto #149	0.24mi	3/2.0	980 (-8%)	1mo	$275,000	$281	74
355 Parkview Ter Unit L1	0.02mi	2/2.0 (-1)	918 (-14%)	0mo	$188,500	$205	71
355 Parkview Ter #7	0.00mi	2/1.0 (-1)	918 (-14%)	0mo	$189,000	$206	67
355 Parkview Ter Unit G1	0.02mi	2/1.0 (-1)	918 (-14%)	1mo	$160,000	$174	66
147 Spencer St	1.39mi	3/2.0	1,080 (+1%)	0mo	$280,000	$259	63
116 Cynthia Ave	0.97mi	3/2.0	1,080 (+1%)	1mo	$460,000	$426	62
1932 Griffin Dr	0.71mi	3/2.0	1,170 (+9%)	0mo	$255,250	$218	51
322 Los Cerritos Dr	0.57mi	3/2.0	1,312 (+23%)	0mo	$525,000	$400	48
116 Hogan Ave	0.55mi	3/1.0	810 (-24%)	0mo	$380,000	$469	45
207 Stoney Ridge Rd	1.27mi	3/2.0	1,316 (+23%)	0mo	$550,000	$418	40
133 Claremont Ave	1.18mi	2/1.0 (-1)	904 (-15%)	1mo	$490,000	$542	30

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.13×
• Total profit: $-56,925
• Equity at exit: $35,039

10-year hold

• IRR: -11.9%
• Equity multiple: 0.18×
• Total profit: $-53,871
• Equity at exit: $20,319

Cash invested: $65,800 (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: 108
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$697
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-400

Break-even live

Break-even rent $2,938

Max offer price $177,120

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-319	+0% $-400	+5% $-481	+10% $-562
Rent	-10% $-592	-5% $-496	+0% $-400	+5% $-304	+10% $-208
Rate	-1.0pp $-282	-0.5pp $-340	base $-400	+0.5pp $-461	+1.0pp $-523

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	70d	1	0.03mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	93d	1	0.24mi
165 Oddstad Dr #2 Vallejo, CA	2.0	1.5	1180	$2,300	$1.95	63d	1	0.32mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	93d	1	0.44mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	63d	2	0.45mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	63d	8	0.48mi
125 Serpentine Dr Vallejo, CA	4.0	2.5	1256	$2,999	$2.39	72d	1	0.48mi
771 Quartz Ln Vallejo, CA	3.0	2.0	1176	$2,900	$2.47	93d	1	0.52mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	63d	7	0.80mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	93d	1	0.84mi
137 Chapman Ct Vallejo, CA	4.0	2.0	1304	$2,900	$2.22	93d	1	0.88mi
2230 Redwood St Vallejo, CA	3.0	2.0	1365	$2,850	$2.09	72d	1	0.97mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	63d	1	0.99mi
2211 Redwood St Vallejo, CA	2.0	1.0	875	$2,200	$2.51	72d	1	1.01mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	93d	1	1.04mi
2420 Alameda St Vallejo, CA	3.0	2.0	1184	$2,600	$2.20	93d	1	1.07mi
271 Viewmont Ave Vallejo, CA	2.0	1.0	992	$2,200	$2.22	63d	1	1.14mi
60 Rotary Way Vallejo, CA	1.0–2.0	1.0–2.0	768	$2,314	$3.01	63d	15	1.17mi
166 Kathy Ellen Dr Vallejo, CA	2.0	2.0	1218	$2,700	$2.22	93d	1	1.36mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	70d	1	1.38mi
123 Kathy Ellen Dr Vallejo, CA	2.0	1.5	950	$2,145	$2.26	63d	1	1.39mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	63d	1	1.40mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$2,806	$2.75	63d	10	1.41mi
123 Kathy Ellen Dr Unit G5 Vallejo, CA	2.0	1.5	950	$2,095	$2.21	72d	1	1.42mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	63d	1	1.45mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	63d	20	1.46mi

Property features AI

Finance

• HOA & community: HOA managed by OMNI Community ManagementMonthly HOA fee ($697) covering common areas, pool, and trashAssociation amenities include greenbelt and pool

Exterior

• Parking: Assigned parking9 garage spacesTotal parking for 1 (assigned listed as 1 total)
• Security: Smoke detector
• Utilities: Public sewer220V circuit in kitchen
• Home design: Residential condominiumOne storyOriginal condition
• Construction: Composition/shingle roofNo basement
• Exterior features: BalconyBuilt-in private poolGreenbeltLandscaped front yard

Interior

• Kitchen: DishwasherDisposalFree-standing gas rangeFree-standing refrigeratorLaminate countersPantry cabinet
• Bedrooms: 3 bedroomsMaster bedroom with balcony
• Flooring: Vinyl
• Bathrooms: 2 full bathroomsShower stall(s)
• Heating & cooling: Central heatingCooling: Other
• Interior features: Cathedral ceilingSmoke detector
• Laundry & utility: No laundry in unit (none listed)

HOA detail $697/mo · $8,364/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-08-08
   days on market $235,000 Active 9 DOM
2. 2026-08-07
   days on market $235,000 Active 8 DOM
3. 2026-08-06
   days on market $235,000 Active 7 DOM
4. 2026-08-05
   days on market $235,000 Active 6 DOM
5. 2026-08-04
   days on market $235,000 Active 5 DOM
6. 2026-08-03
   days on market $235,000 Active 4 DOM
7. 2026-07-31
   remarks 699-char remark
8. 2026-07-31
   pricestatusdays on marketlisting id $235,000 Active 1 DOM
9. 2026-07-01
   days on market $215,000 Active Under Contract 105 DOM
10. 2026-06-30
    days on market $215,000 Active Under Contract 104 DOM
11. 2026-06-29
    days on market $215,000 Active Under Contract 103 DOM
12. 2026-06-28
    days on market $215,000 Active Under Contract 102 DOM
13. 2026-06-28
    days on market $215,000 Active Under Contract 101 DOM
14. 2026-06-27
    days on market $215,000 Active Under Contract 100 DOM
15. 2026-06-25
    days on market $215,000 Active Under Contract 98 DOM
16. 2026-06-23
    days on market $215,000 Active Under Contract 96 DOM
17. 2026-06-22
    days on market $215,000 Active Under Contract 95 DOM
18. 2026-06-18
    days on market $215,000 Active Under Contract 92 DOM
19. 2026-06-17
    days on market $215,000 Active Under Contract 91 DOM
20. 2026-06-16
    days on market $215,000 Active Under Contract 90 DOM
21. 2026-06-15
    days on market $215,000 Active Under Contract 89 DOM
22. 2026-06-14
    statusdays on market $215,000 Active Under Contract 87 DOM
23. 2026-06-10
    days on market $215,000 Active 84 DOM
24. 2026-06-09
    days on market $215,000 Active 83 DOM
25. 2026-06-08
    days on market $215,000 Active 82 DOM
26. 2026-06-07
    days on market $215,000 Active 81 DOM
27. 2026-06-05
    days on market $215,000 Active 78 DOM
28. 2026-06-03
    days on market $215,000 Active 77 DOM
29. 2026-06-02
    days on market $215,000 Active 76 DOM
30. 2026-06-01
    days on market $215,000 Active 75 DOM
31. 2026-05-31
    days on market $215,000 Active 74 DOM
32. 2026-05-30
    days on market $215,000 Active 73 DOM
33. 2026-05-15
    status Pending 677-char remark
34. 2026-05-05
    price $215,000 677-char remark
35. 2026-04-16
    price $240,000 677-char remark
36. 2026-04-01
    price $249,890 677-char remark
37. 2026-03-05
    listed $250,000 Active 677-char remark

ⓘ 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 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: $29,180
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − HOA: −$8,364
• − Depreciation: −$6,836
• Taxable loss: −$8,553
• Est. tax savings @ 24.0%: +$2,053
• After-tax cash flow: $-2,747/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,345–$16,035 screening

This recently painted and updated home with good condition and fresh curb appeal is ready for a new owner or investor. Minor repairs and touch-ups can further enhance its value.

Repairs flagged

• Minor kitchen countertops — Slight wear visible on the countertops.
• Minor bathroom tiles — Some tiles show signs of wear, but not severe damage.
• Minor kitchen cabinets — Light wear visible on the cabinets, but still functional and in good condition.

Value-add opportunities

• Both Paint fresh coats — Fresh coats of paint can enhance the home's curb appeal and interior aesthetics. ↑
• Resale Replace worn countertops — New countertops can significantly improve the home's resale value. ↑
• Resale Replace worn tiles — New tiles can improve the home's resale value and make the bathrooms more appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Johnston Cooper Elementary High Vallejo High F CA #723/1,170 Nat'l #11,077/17,239

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

C Composite livability gradescore 67/100

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 · 478,685 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: HOA managed by OMNI Community ManagementMonthly HOA fee ($697) covering common areas, pool, and trashAssociation amenities include greenbelt and pool

Exterior

• Parking: Assigned parking9 garage spacesTotal parking for 1 (assigned listed as 1 total)
• Security: Smoke detector
• Utilities: Public sewer220V circuit in kitchen
• Home design: Residential condominiumOne storyOriginal condition
• Construction: Composition/shingle roofNo basement
• Exterior features: BalconyBuilt-in private poolGreenbeltLandscaped front yard

Interior

• Kitchen: DishwasherDisposalFree-standing gas rangeFree-standing refrigeratorLaminate countersPantry cabinet
• Bedrooms: 3 bedroomsMaster bedroom with balcony
• Flooring: Vinyl
• Bathrooms: 2 full bathroomsShower stall(s)
• Heating & cooling: Central heatingCooling: Other
• Interior features: Cathedral ceilingSmoke detector
• Laundry & utility: No laundry in unit (none listed)

Price history

9 events — show timeline

• 2026-07-30 Listed $235,000 BAREIS
• 2026-07-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-11 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-28 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-05 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-16 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-01 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-05 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR