148 Danvers Ct · Vacaville, CA 95687

$410,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 20 Days on market

Built 1976 8,712 sqft lot Est $603k · 32% under

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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 +13.1/30.0
• Schools +4.8/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Village East subdivision and within the sought-after Travis Unified School District, this 3-bedroom, 2-bath home offers a flexible and functional floor plan. The main level features two bedrooms and a full bath, while upstairs includes a spacious bedroom, loft area, and an additional full bath. The kitchen is equipped with Corian countertops, stainless steel appliances, and laminate flooring. Situated on a generously sized lot in a court location, this property provides both privacy and convenience with plenty of outdoor space to enjoy.

Key facts

• Corian countertops
• Flexible floor plan
• Generously sized lot

Tags

• VILLAGE EAST SUBDIVISION
• TRAVIS UNIFIED SCHOOL DISTRICT
• FLEXIBLE FLOOR PLAN
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUSLY SIZED LOT

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached 2-car garage; 4 total parking spaces
• Utilities: Natural gas available and connected; Public sewer
• Home design: Single-family residence; Two-story home; Main level includes bedroom(s), family room, full bath(s), garage, kitchen, street entrance; Upper level includes bedroom(s), full bath(s), loft
• Construction: Residential construction
• Exterior features: Chain-link and wood fencing; Court-front lot with irregular shape; Composition roof; No private pool or spa; No ADU

Interior

• Kitchen: Synthetic countertops; Free-standing refrigerator; Hood over range
• Bedrooms: 3 bedrooms (one main-level bedroom, additional bedrooms on upper level)
• Flooring: Simulated wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower over; Other bathrooms with tub/shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral/vaulted living room ceiling; Original condition
• Laundry & utility: Laundry hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-13 ($-153/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (25.7% below list).
• Recommended offer: $305k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Travis Unified (urban): math 42% / reading 56% proficiency, ranked #375 of 1,400 in CA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.6%/yr); 263 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 33% 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 $3k of loan paydown is wiped out by about $12k 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 20 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $304,650 (25.7% 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $602,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Heritage Ln	0.26mi	3/2.5	1,584 (+3%)	3mo	$535,000	$338	78
131 Natick Ct	0.29mi	3/2.0	1,334 (-13%)	1mo	$600,000	$450	64
339 Aaron Cir	0.40mi	3/2.5	1,671 (+9%)	3mo	$569,000	$341	62
448 Potters Ln	0.59mi	3/2.0	1,625 (+6%)	1mo	$550,000	$338	61
289 Belford Pl	0.65mi	3/2.0	1,604 (+5%)	1mo	$539,000	$336	61
196 Somerville Dr	0.36mi	3/2.0	1,329 (-13%)	3mo	$579,000	$436	59
100 Wakefield Dr	0.40mi	3/2.0	1,334 (-13%)	1mo	$575,000	$431	58
165 Audrey Pl	0.50mi	3/2.5	1,671 (+9%)	3mo	$465,000	$278	57
525 Amanda Ct	0.43mi	3/2.0	1,306 (-15%)	1mo	$555,000	$425	54
244 Somerville Dr	0.45mi	3/2.0	1,305 (-15%)	1mo	$565,000	$433	53
279 Livingston Ave	0.63mi	3/2.0	1,318 (-14%)	2mo	$479,000	$363	46
182 Fairview Dr	0.67mi	3/2.0	1,318 (-14%)	2mo	$518,000	$393	44

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-76,385
• Equity at exit: $61,132

10-year hold

• IRR: -18.9%
• Equity multiple: 0.10×
• Total profit: $-102,910
• Equity at exit: $35,449

Cash invested: $114,800 (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 95687

• Rents YoY: -0.6%
• Active inventory: 263
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,046 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $-13

Break-even live

Break-even rent $3,063

Max offer price $407,750

Occupancy floor 95%

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	43d	1	0.12mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	23d	1	0.33mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	23d	1	0.53mi
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	13d	1	1.27mi
1584 Amapola St Vacaville, CA	4.0	2.0	1600	$2,950	$1.84	13d	1	1.43mi
245 Christine Dr Vacaville, CA	3.0	2.0	1533	$3,400	$2.22	43d	1	1.44mi
597 Canvasback Ct Vacaville, CA	4.0	2.5	1992	$3,399	$1.71	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $410,000 Active 20 DOM
2. 2026-06-17
   days on market $410,000 Active 19 DOM
3. 2026-06-16
   days on market $410,000 Active 18 DOM
4. 2026-06-15
   days on market $410,000 Active 17 DOM
5. 2026-06-14
   days on market $410,000 Active 15 DOM
6. 2026-06-13
   days on market $410,000 Active 14 DOM
7. 2026-06-10
   days on market $410,000 Active 12 DOM
8. 2026-06-09
   days on market $410,000 Active 11 DOM
9. 2026-06-08
   days on market $410,000 Active 10 DOM
10. 2026-06-07
    days on market $410,000 Active 9 DOM
11. 2026-06-05
    days on market $410,000 Active 6 DOM
12. 2026-06-03
    days on market $410,000 Active 5 DOM
13. 2026-06-02
    days on market $410,000 Active 4 DOM
14. 2026-06-01
    days on market $410,000 Active 3 DOM
15. 2026-05-31
    days on market $410,000 Active 2 DOM
16. 2026-05-30
    remarks 557-char remark
17. 2026-05-30
    listed $410,000 Active 1 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: $1,183 · $99/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: +$1,933/yr (+$161/mo · 163.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,558
• − Mortgage interest: −$22,966
• − Property taxes: −$1,183
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$11,927
• Taxable loss: −$7,418
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $1,627/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: Travis Unified
• NCES district ID: 0639630
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $87,341
• Composite: 47.55/100
• National rank: #4961
• State rank: #375 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

1 event — show timeline

• 2026-05-29 Listed $410,000 BAREIS

Property tax history

+2.2%/yr

Latest (2025): $1,183 · +6.4% YoY. Source: county tax records.