44 SUNSET Dr Unit 44A · Vacaville, CA 95687

$269,900

4 bd · 2.0 ba · 1,640 sqft · Manufactured · 75 Days on market

Built 1977 Good condition $165/sqft · 61% above area

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Recently Renovated Manufactured Home in Vacaville! Welcome to this beautifully 1,640 sq ft (extra living on the side, buyer to verify sq. ft) renovated 3-bedroom plus extra room for office space, 2-bath manufactured home located in the desirable city of Vacaville! Conveniently situated near shopping centers, restaurants, and easy freeway access, this home offers both comfort and convenience. ? Property Features: 3 Beth and bonus room (office Space) spacious bedrooms 2 full bathrooms Recently renovated interior Bright and inviting living spaces Functional kitchen area Large backyard – perfect for family gatherings, pets, or outdoor enjoyment Front parking area with space for cars Great location close to everyday essentials This is a must-see property with plenty of space and great potential for comfortable living. Excellent Vacaville location ?? Contact me today for more information or to schedule a showing!

Key facts

• 2 garage spots
• Community pool
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Vacaville — 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 77/100 on livability (#88 in CA, #3,156 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: schools C-, cost of living F.
• Vacaville Unified (suburban): math 37% / reading 52% proficiency, ranked #522 of 1,400 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 263 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 36% of the median local income ($110k/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 $8k 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 75 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1977 — 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. 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $167,486
• List price: $269,900
• Delta: 61.15%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Sunset Cir	0.21mi	3/2.0 (-1)	1,450 (-12%)	18mo	$190,000	$131	51

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-16,366
• Equity at exit: $40,243

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-3,206
• Equity at exit: $23,336

Cash invested: $75,572 (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 95687

• Rents YoY: -0.6%
• Active inventory: 263
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,250 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $577

Break-even live

Break-even rent $2,520

Max offer price $269,900

Occupancy floor 77%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Allison Dr Vacaville, CA	3.0	1.0–2.0	964	$3,250	$3.37	13d	15	0.33mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$3,600	$3.44	2d	15	0.52mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	43d	1	0.54mi
385 Portsmouth Ave Vacaville, CA	4.0	2.0	1800	$3,200	$1.78	43d	1	0.81mi
385 Portsmouth Ave Vacaville, CA	4.0	2.0	1800	$3,200	$1.78	23d	1	0.81mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	43d	1	0.91mi
381 Spindrift Way Vacaville, CA	4.0	2.0	1602	$3,199	$2.00	43d	1	1.03mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	13d	1	1.14mi
102 Laurel St Vacaville, CA	4.0	2.0	1359	$2,800	$2.06	43d	1	1.15mi
143 Sundance Dr Vacaville, CA	3.0	3.0	1900	$3,095	$1.63	43d	1	1.32mi
237 Peach Tree Ave Vacaville, CA	3.0	2.0	1396	$2,800	$2.01	13d	1	1.33mi
597 Canvasback Ct Vacaville, CA	4.0	2.5	1992	$3,399	$1.71	43d	1	1.35mi
1187 Notre Dame Cir Vacaville, CA	3.0	2.5	1807	$3,100	$1.72	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $269,900 Active 75 DOM
2. 2026-06-17
   days on market $269,900 Active 74 DOM
3. 2026-06-16
   days on market $269,900 Active 73 DOM
4. 2026-06-15
   days on market $269,900 Active 72 DOM
5. 2026-06-14
   days on market $269,900 Active 70 DOM
6. 2026-06-13
   days on market $269,900 Active 69 DOM
7. 2026-06-10
   days on market $269,900 Active 67 DOM
8. 2026-06-09
   days on market $269,900 Active 66 DOM
9. 2026-06-08
   days on market $269,900 Active 65 DOM
10. 2026-06-07
    days on market $269,900 Active 64 DOM
11. 2026-06-05
    days on market $269,900 Active 61 DOM
12. 2026-06-03
    days on market $269,900 Active 60 DOM
13. 2026-06-02
    days on market $269,900 Active 59 DOM
14. 2026-06-01
    days on market $269,900 Active 58 DOM
15. 2026-05-31
    days on market $269,900 Active 57 DOM
16. 2026-05-30
    days on market $269,900 Active 56 DOM
17. 2026-04-04
    listed $269,900 Active 946-char remark

    Show marketing remark (946 chars)

    Beautiful Recently Renovated Manufactured Home in Vacaville! Welcome to this beautifully 1,640 sq ft (extra living on the side, buyer to verify sq. ft) renovated 3-bedroom plus extra room for office space, 2-bath manufactured home located in the desirable city of Vacaville! Conveniently situated near shopping centers, restaurants, and easy freeway access, this home offers both comfort and convenience. ? Property Features: 3 Beth and bonus room (office Space) spacious bedrooms 2 full bathrooms Recently renovated interior Bright and inviting living spaces Functional kitchen area Large backyard – perfect for family gatherings, pets, or outdoor enjoyment Front parking area with space for cars Great location close to everyday essentials This is a must-see property with plenty of space and great potential for comfortable living. Excellent Vacaville location ?? Contact me today for more information or to schedule a showing!

18. 2026-04-03
    historical $269,900 946-char remark

    Show marketing remark (946 chars)

    Beautiful Recently Renovated Manufactured Home in Vacaville! Welcome to this beautifully 1,640 sq ft (extra living on the side, buyer to verify sq. ft) renovated 3-bedroom plus extra room for office space, 2-bath manufactured home located in the desirable city of Vacaville! Conveniently situated near shopping centers, restaurants, and easy freeway access, this home offers both comfort and convenience. ? Property Features: 3 Beth and bonus room (office Space) spacious bedrooms 2 full bathrooms Recently renovated interior Bright and inviting living spaces Functional kitchen area Large backyard – perfect for family gatherings, pets, or outdoor enjoyment Front parking area with space for cars Great location close to everyday essentials This is a must-see property with plenty of space and great potential for comfortable living. Excellent Vacaville location ?? Contact me today for more information or to schedule a showing!

19. 2026-04-03
    listed $269,900 Active

    Show marketing remark (946 chars)

    Beautiful Recently Renovated Manufactured Home in Vacaville! Welcome to this beautifully 1,640 sq ft (extra living on the side, buyer to verify sq. ft) renovated 3-bedroom plus extra room for office space, 2-bath manufactured home located in the desirable city of Vacaville! Conveniently situated near shopping centers, restaurants, and easy freeway access, this home offers both comfort and convenience. ? Property Features: 3 Beth and bonus room (office Space) spacious bedrooms 2 full bathrooms Recently renovated interior Bright and inviting living spaces Functional kitchen area Large backyard – perfect for family gatherings, pets, or outdoor enjoyment Front parking area with space for cars Great location close to everyday essentials This is a must-see property with plenty of space and great potential for comfortable living. Excellent Vacaville location ?? Contact me today for more information or to schedule a showing!

ⓘ 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 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,003
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$2,852
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$7,852
• Taxable income: $2,892
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $6,233/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 80/100 Cosmetic rehab

This recently renovated manufactured home in Vacaville is in good condition with a good condition score of 80. It offers a good investment opportunity with potential for further value increases through cosmetic updates.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both New flooring in bathrooms — Improves aesthetics and can increase both resale and rental value.
• Both New kitchen backsplash — Enhances kitchen aesthetics and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both New flooring in bathrooms — Improves aesthetics and can increase both resale and rental value. ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and can increase both resale 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: Vacaville Unified
• NCES district ID: 0640590
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $71,383
• Composite: 42.48/100
• National rank: #6877
• State rank: #522 of 1400 in CA

Livability — Vacaville

• Score: 77/100
• State rank: #88
• US rank: #3156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vacaville, CA
• County: Solano County · 433,239 people
• City population: 109,591
• Metro: Vallejo, CA
• Population (ZIP): 69,390
• Household income: $109,566
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1761.0

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 0.71)
• Race & ethnicity: White 44% Hispanic / Latino 26% Two or more races 13% Black 10% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Italian 13% Lithuanian 2% Portuguese 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Tagalog/Filipino 3% 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: ▼ -299.59%
• Current HPI: 268.0777
• Rent YoY: ▼ -0.55%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-04 Listed $269,900 CRMLS
• 2026-04-03 Coming Soon $269,900 CRMLS
• 2026-04-03 Listed $269,900 BAREIS