1213 Griffin Dr · Vallejo, CA 92651

$399,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 27 Days on market

Built 1956 5,227 sqft lot Est $517k · 23% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Welcome to 1213 Griffin Drive, a charming home filled with character and original appeal. This property offers a wonderful opportunity to update and personalize while enjoying a functional layout, attached garage, and spacious backyard with plenty of room to relax, entertain, or expand your outdoor vision. The generous driveway may also offer potential space for RV parking or additional vehicles. Conveniently located near shopping, dining, parks, schools, and commuter routes, this home combines classic charm with exciting possibilities for its next owner.

Key facts

• Spacious backyard
• Attached garage
• Generous driveway

Tags

• SPACIOUS BACKYARD
• ATTACHED GARAGE
• GENEROUS DRIVEWAY
• POTENTIAL SPACE FOR RV PARKING

Property features AI

Finance

• Other: No ADU

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer connected; Natural gas available; Internet service available; Paved streets
• Home design: Traditional style; 1 story
• Construction: Stucco exterior; Shingle roof; Concrete slab foundation; Built on residential-zoned lot
• Exterior features: Chain link fencing; Front lawn; Rear lawn; RV access possible

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Carpet; Vinyl/Linoleum
• Bathrooms: 1 full bathroom
• Interior features: Dining area
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.4% below list).
• Recommended offer: $342k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 soft (-0.2%/yr); 221 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($3k loan paydown + $25k appreciation (6.2% local appreciation)).
• Solano County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.0% rent growth), your $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $400k implies a 602% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,150 (14.4% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $516,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Exposition Dr	0.18mi	3/2.0	1,292 (-12%)	7mo	$475,000	$368	62
163 Kemper St	0.43mi	4/2.0 (+1)	1,440 (-2%)	10mo	$470,000	$326	60
204 Haviture Way	0.43mi	3/2.5	1,509 (+3%)	14mo	$565,000	$374	57
221 Mark Ave	0.48mi	3/2.0	1,530 (+4%)	14mo	$397,000	$259	54
245 Pumice Ct	0.54mi	4/2.0 (+1)	1,529 (+4%)	7mo	$540,000	$353	53
256 Exposition Dr	0.32mi	3/2.0	1,310 (-10%)	14mo	$545,000	$416	52
448 Mcgrue Cir	0.66mi	3/2.5	1,498 (+2%)	12mo	$556,000	$371	50
436 Mcgrue Cir	0.68mi	3/2.5	1,498 (+2%)	13mo	$570,000	$381	48
138 Nicole Way	0.43mi	3/2.5	1,614 (+10%)	11mo	$565,000	$350	48
238 Genoa Ct	0.50mi	3/2.5	1,614 (+10%)	12mo	$547,000	$339	44
415 Taper Ave	0.56mi	3/2.0	1,618 (+10%)	14mo	$524,500	$324	41
236 Evelyn Cir	0.71mi	3/2.0	1,304 (-11%)	11mo	$460,000	$353	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.11×
• Total profit: $124,830
• Equity at exit: $256,239

10-year hold

• IRR: 15.6%
• Equity multiple: 4.00×
• Total profit: $336,047
• Equity at exit: $468,918

Cash invested: $111,972 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$204 /mo · $2,450/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $235

Break-even live

Break-even rent $3,124

Max offer price $399,900

Occupancy floor 88%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Quartz Ln Vallejo, CA	3.0	2.0	1176	$2,900	$2.47	43d	1	0.55mi
125 Serpentine Dr Vallejo, CA	4.0	2.5	1256	$2,999	$2.39	23d	1	0.81mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	43d	1	0.99mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	21d	1	0.99mi
137 Chapman Ct Vallejo, CA	4.0	2.0	1304	$2,900	$2.22	43d	1	1.02mi
1240 Sonata Dr Vallejo, CA	2.0	2.0	1238	$2,400	$1.94	43d	1	1.19mi
1114 Sonata Dr Vallejo, CA	2.0	2.0	1120	$2,850	$2.54	13d	1	1.20mi
165 Oddstad Dr #2 Vallejo, CA	2.0	1.5	1180	$2,300	$1.95	13d	1	1.21mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	13d	2	1.26mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	13d	7	1.30mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	13d	1	1.33mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	43d	1	1.35mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	13d	1	1.37mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	13d	8	1.40mi
2230 Redwood St Vallejo, CA	3.0	2.0	1365	$2,850	$2.09	23d	1	1.45mi
325 Falcon Dr Vallejo, CA	3.0	2.0	1600	$2,900	$1.81	13d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   price $399,900 Active 27 DOM
2. 2026-06-18
   days on market $425,000 Active 27 DOM
3. 2026-06-17
   days on market $425,000 Active 26 DOM
4. 2026-06-16
   days on market $425,000 Active 25 DOM
5. 2026-06-15
   days on market $425,000 Active 24 DOM
6. 2026-06-14
   days on market $425,000 Active 22 DOM
7. 2026-06-10
   days on market $425,000 Active 19 DOM
8. 2026-06-09
   days on market $425,000 Active 18 DOM
9. 2026-06-08
   days on market $425,000 Active 17 DOM
10. 2026-06-07
    days on market $425,000 Active 16 DOM
11. 2026-06-05
    days on market $425,000 Active 13 DOM
12. 2026-06-03
    days on market $425,000 Active 12 DOM
13. 2026-06-02
    days on market $425,000 Active 11 DOM
14. 2026-06-01
    days on market $425,000 Active 10 DOM
15. 2026-05-31
    days on market $425,000 Active 9 DOM
16. 2026-05-30
    days on market $425,000 Active 8 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,450 · $204/mo
• Projected year-2 tax: $3,039 · $253/mo
• Expected delta: +$589/yr (+$49/mo · 24.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 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: $41,058
• − Mortgage interest: −$22,401
• − Property taxes: −$2,450
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$11,633
• Taxable loss: −$3,995
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $3,780/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: 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: Orange County · 3,096,323 people
• City population: 125,311
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• Metro: Los Angeles-Long Beach-Anaheim, 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

+645.6% since first listed

2 events — show timeline

• 2026-05-22 Listed $425,000 AVMLS
• 1987-06-29 Sold (Public Records) $57,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,450 · +7.3% YoY. Source: county tax records.