700 Shady Glen Rd #11 · Vacaville, CA 95688

$140,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 24 Days on market

Built 2003 Fair condition Est $98k · 44% over ↓ 43% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

Key facts

• Clean exterior
• New thermostat
• New faucets

Tags

• CLEAN EXTERIOR
• NEW KITCHEN SINK
• NEW FAUCETS
• NEW COMMODE
• NEW HEATER CONDENSER
• NEW THERMOSTAT

Property features AI

Finance

• Financial info: Land lease amount $900 monthly
• HOA & community: Association with monthly fee; Community amenities include pool and laundry; Association fee covers water, trash and other items

Exterior

• Parking: No garage
• Utilities: Public water; Septic sewer; Master gas meter
• Home design: Park model manufactured home; Manufactured by Fleewood (Make: Westfield); Built in 2003
• Construction: Wood skirting
• Exterior features: Located in a park (manufactured in park); Land lease (monthly)

Interior

• Kitchen: Wood and concrete counters
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling (see remarks)
• Interior features: Laundry closet with washer included; Pets allowed with a limit; Shower stall(s)
• Laundry & utility: Washer included (laundry closet)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 rising (+3.5%/yr); 166 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.64%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $97,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Shady Glen Rd #5	0.00mi	1/1.0 (-1)	800 (+3%)	15mo	$100,000	$125	78

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $25,522
• Equity at exit: $20,874

10-year hold

• IRR: 25.1%
• Equity multiple: 3.23×
• Total profit: $87,448
• Equity at exit: $12,105

Cash invested: $39,200 (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 95688

• Rents YoY: 3.5%
• Active inventory: 166
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $740

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 61%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Fir St Vacaville, CA	2.0	1.0	900	$1,995	$2.22	23d	1	0.45mi
579 Fir St Vacaville, CA	2.0	1.0	900	$2,150	$2.39	14d	1	0.45mi
484 Fir St Unit VF484MR Vacaville, CA	2.0	1.0	850	$1,850	$2.18	44d	1	0.50mi
324 Cottonwood St Vacaville, CA	3.0	1.0	960	$2,295	$2.39	44d	1	0.73mi
410 Buck Ave Vacaville, CA	1.0–3.0	1.0	775	$1,980	$2.55	2d	3	0.84mi
577 Grandview Ct Unit 14 Vacaville, CA	2.0	2.0	925	$1,995	$2.16	23d	1	1.18mi
577 Grandview Ct Unit 25 Vacaville, CA	1.0	1.0	550	$1,795	$3.26	44d	1	1.18mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	12d	2	1.35mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	44d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $140,000 Active 24 DOM
2. 2026-06-17
   days on market $140,000 Active 23 DOM
3. 2026-06-16
   days on market $140,000 Active 22 DOM
4. 2026-06-15
   days on market $140,000 Active 21 DOM
5. 2026-06-14
   days on market $140,000 Active 19 DOM
6. 2026-06-13
   days on market $140,000 Active 18 DOM
7. 2026-06-10
   days on market $140,000 Active 16 DOM
8. 2026-06-09
   days on market $140,000 Active 15 DOM
9. 2026-06-08
   remarks 614-char remark
10. 2026-06-08
    days on market $140,000 Active 14 DOM
11. 2026-06-07
    days on market $140,000 Active 13 DOM
12. 2026-06-05
    days on market $140,000 Active 10 DOM
13. 2026-06-03
    days on market $140,000 Active 9 DOM
14. 2026-06-02
    days on market $140,000 Active 8 DOM
15. 2026-06-01
    days on market $140,000 Active 7 DOM
16. 2026-05-31
    days on market $140,000 Active 6 DOM
17. 2026-05-30
    days on market $140,000 Active 5 DOM
18. 2020-04-24
    soldstatus $65,000 Sold 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

19. 2020-02-08
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

20. 2020-01-03
    price $79,500 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

21. 2019-10-14
    price $89,500 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

22. 2019-09-03
    price $97,000 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

23. 2019-08-28
    price $104,500 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

24. 2019-08-25
    price $104,900 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

25. 2019-07-30
    listed $114,900 Active 583-char remark

    Show marketing remark (583 chars)

    Tired of renting? Don't miss out on this great ownership alternative to a comparable 2/1 apartment. This like new Fleetwood 780 sq ft, 2 bdrm/1ba mobile home was built in 2003 and has been detailed and is move in ready. Located in a family friendly park at the end of North Vacaville 'Candy Cane Lane' near Alamo Creek. Home has new exterior and interior paint and carpet. Also, new kitchen sink, faucets, commode, heater condenser and thermostat. Has window A/C and roof mounted swamp cooler that was just serviced. Refrigerator and washer/dryer convey. Pest clearance on file.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $25,931
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,073
• Taxable income: $7,067
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $7,179/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 · 1 photo

Fair 45/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with fresh paint and new appliances, but could benefit from some landscaping to enhance curb appeal and add value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint improves appearance and value
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint improves appearance and value ↑
• Both Landscaping — Enhances curb appeal and adds 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): 40,201
• Household income: $118,186
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1051.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 26% Two or more races 13% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 12% Russian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 14% 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: ▼ -383.80%
• Current HPI: 269.7694
• Rent YoY: ▲ 3.49%
• 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

-43.4% since first listed

8 events — show timeline

• 2020-04-24 Sold (MLS) $65,000 BAREIS
• 2020-02-08 Pending — BAREIS
• 2020-01-03 Price Changed $79,500 BAREIS
• 2019-10-14 Price Changed $89,500 BAREIS
• 2019-09-03 Price Changed $97,000 BAREIS
• 2019-08-28 Price Changed $104,500 BAREIS
• 2019-08-25 Price Changed $104,900 BAREIS
• 2019-07-30 Listed $114,900 BAREIS