1597 Alamo Dr #140 · Vacaville, CA 95688

$164,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 118 Days on market

Built 1977 Good condition $115/sqft · 13% below area Est $189k · 13% under ↓ 8% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to easy, low-maintenance living in Skylark Mobile Estates, a desirable 55+ community in Vacaville. 1597 Alamo Dr. #140 offers an open, spacious floor plan with ample interior storage and a long list of recent improvements. This move-in-ready home features fresh interior paint, upgraded plumbing fixtures, waterproof luxury vinyl flooring, modern lighting, upgraded outlets, switches and cover plates, and new 2 faux wood blinds throughout. Additional updates include a repaired underbelly, a new front porch base and carpet, and a roof recently sealed with Tropi-Cool Silicone for extra protection and peace of mind. Step outside and enjoy your own personal outdoor spaceready for a garden, complete with a lovely lemon tree, and plenty of room to add patio furniture for relaxing or entertaining guests. A storage shed provides convenient space for tools, seasonal items, and extra storage. Skylark Mobile Estates offers wonderful community amenities including a clubhouse, pool, spa, and playground, with well-maintained grounds that add to the charm and comfort of this inviting neighborhood.

Key facts

• Open floor plan
• Recent improvements
• Fresh interior paint

Tags

• OPEN FLOOR PLAN
• AMPLE INTERIOR STORAGE
• RECENT IMPROVEMENTS
• FRESH INTERIOR PAINT
• UPGRADED PLUMBING FIXTURES
• MODERN LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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.
• Zoned schools: Eugene Padan Elementary (720 students, 59% FRL); Vaca Pena Middle (689 students, 53% FRL); Will C. Wood High (1,670 students, 42% FRL) — zoned schools average 51% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 167 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.47%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $188,565
• List price: $164,900
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1597 Alamo Dr #154	0.00mi	2/—	1,440 (0%)	11mo	$125,000	$87	90
1597 Alamo Dr #141 Dr	0.02mi	2/2.0	1,344 (-7%)	5mo	$175,000	$130	84
1597 Alamo Dr #141	0.00mi	2/2.0	1,344 (-7%)	9mo	$73,000	$54	81
1597 Alamo Dr #182	0.11mi	3/2.0 (+1)	1,440 (0%)	11mo	$100,000	$69	80
1597 Alamo Dr #175	0.00mi	3/2.0 (+1)	1,552 (+8%)	4mo	$165,500	$107	78
1597 Alamo Dr #194	0.11mi	3/2.0 (+1)	1,500 (+4%)	12mo	$166,000	$111	72
150 Calle Tepic	0.40mi	3/2.0 (+1)	1,456 (+1%)	6mo	$222,000	$152	70
56 Calle Chapala	0.49mi	3/2.0 (+1)	1,344 (-7%)	4mo	$207,500	$154	58
71 Avenida Hidalgo	0.47mi	3/2.0 (+1)	1,344 (-7%)	11mo	$194,000	$144	52
91 Calle Jalisco	0.45mi	3/2.0 (+1)	1,248 (-13%)	2mo	$229,000	$183	50
118 Calle Chapultepec	0.44mi	3/2.0 (+1)	1,248 (-13%)	3mo	$186,000	$149	49
121 Calle Chapultepec	0.43mi	3/2.0 (+1)	1,248 (-13%)	10mo	$234,000	$188	45

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $34,582
• Equity at exit: $24,587

10-year hold

• IRR: 27.1%
• Equity multiple: 3.44×
• Total profit: $112,888
• Equity at exit: $14,258

Cash invested: $46,172 (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: 167
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $941

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,055	-5% $998	+0% $941	+5% $884	+10% $827
Rent	-10% $733	-5% $837	+0% $941	+5% $1,045	+10% $1,149
Rate	-1.0pp $1,024	-0.5pp $983	base $941	+0.5pp $899	+1.0pp $855

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	15d	1	0.18mi
1510 Alamo Dr Vacaville, CA	2.0	1.5	1047	$2,425	$2.32	15d	2	0.22mi
2001 Eastwood Dr Vacaville, CA	2.0	1.0	896	$1,950	$2.18	25d	2	0.49mi
999 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	847	$2,482	$2.93	15d	8	0.61mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	15d	22	0.64mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	15d	1	0.69mi
600 Rialto Dr Vacaville, CA	3.0	2.0	1600	$2,750	$1.72	45d	1	0.94mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	45d	1	0.98mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	45d	1	1.02mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,988	$2.85	0d	16	1.02mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	25d	1	1.12mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	45d	1	1.16mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	25d	1	1.18mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	45d	1	1.25mi
1101 Farmington Dr Vacaville, CA	2.0	1.0	900	$2,213	$2.46	15d	1	1.27mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	45d	1	1.33mi
1701 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	836	$2,496	$2.99	15d	10	1.34mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	14d	2	1.39mi
111 Woodbury Cir Unit 113 Vacaville, CA	2.0	1.0	1000	$2,400	$2.40	45d	1	1.40mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	15d	15	1.40mi

Listing history 8 events

1. 2026-05-31
   days on market $164,900 Active 118 DOM
2. 2026-05-30
   days on market $164,900 Active 117 DOM
3. 2026-04-02
   price $164,900 1115-char remark

   Show marketing remark (1115 chars)

   Welcome home to easy, low-maintenance living in Skylark Mobile Estates, a desirable 55+ community in Vacaville. 1597 Alamo Dr. #140 offers an open, spacious floor plan with ample interior storage and a long list of recent improvements. This move-in-ready home features fresh interior paint, upgraded plumbing fixtures, waterproof luxury vinyl flooring, modern lighting, upgraded outlets, switches and cover plates, and new 2 faux wood blinds throughout. Additional updates include a repaired underbelly, a new front porch base and carpet, and a roof recently sealed with Tropi-Cool Silicone for extra protection and peace of mind. Step outside and enjoy your own personal outdoor spaceready for a garden, complete with a lovely lemon tree, and plenty of room to add patio furniture for relaxing or entertaining guests. A storage shed provides convenient space for tools, seasonal items, and extra storage. Skylark Mobile Estates offers wonderful community amenities including a clubhouse, pool, spa, and playground, with well-maintained grounds that add to the charm and comfort of this inviting neighborhood.

4. 2026-03-06
   price $169,900 1115-char remark

   Show marketing remark (1115 chars)

   Welcome home to easy, low-maintenance living in Skylark Mobile Estates, a desirable 55+ community in Vacaville. 1597 Alamo Dr. #140 offers an open, spacious floor plan with ample interior storage and a long list of recent improvements. This move-in-ready home features fresh interior paint, upgraded plumbing fixtures, waterproof luxury vinyl flooring, modern lighting, upgraded outlets, switches and cover plates, and new 2 faux wood blinds throughout. Additional updates include a repaired underbelly, a new front porch base and carpet, and a roof recently sealed with Tropi-Cool Silicone for extra protection and peace of mind. Step outside and enjoy your own personal outdoor spaceready for a garden, complete with a lovely lemon tree, and plenty of room to add patio furniture for relaxing or entertaining guests. A storage shed provides convenient space for tools, seasonal items, and extra storage. Skylark Mobile Estates offers wonderful community amenities including a clubhouse, pool, spa, and playground, with well-maintained grounds that add to the charm and comfort of this inviting neighborhood.

5. 2026-02-05
   price $174,000 1115-char remark

   Show marketing remark (1115 chars)

   Welcome home to easy, low-maintenance living in Skylark Mobile Estates, a desirable 55+ community in Vacaville. 1597 Alamo Dr. #140 offers an open, spacious floor plan with ample interior storage and a long list of recent improvements. This move-in-ready home features fresh interior paint, upgraded plumbing fixtures, waterproof luxury vinyl flooring, modern lighting, upgraded outlets, switches and cover plates, and new 2 faux wood blinds throughout. Additional updates include a repaired underbelly, a new front porch base and carpet, and a roof recently sealed with Tropi-Cool Silicone for extra protection and peace of mind. Step outside and enjoy your own personal outdoor spaceready for a garden, complete with a lovely lemon tree, and plenty of room to add patio furniture for relaxing or entertaining guests. A storage shed provides convenient space for tools, seasonal items, and extra storage. Skylark Mobile Estates offers wonderful community amenities including a clubhouse, pool, spa, and playground, with well-maintained grounds that add to the charm and comfort of this inviting neighborhood.

6. 2026-02-02
   listed $179,000 Active 1115-char remark

   Show marketing remark (1115 chars)

   Welcome home to easy, low-maintenance living in Skylark Mobile Estates, a desirable 55+ community in Vacaville. 1597 Alamo Dr. #140 offers an open, spacious floor plan with ample interior storage and a long list of recent improvements. This move-in-ready home features fresh interior paint, upgraded plumbing fixtures, waterproof luxury vinyl flooring, modern lighting, upgraded outlets, switches and cover plates, and new 2 faux wood blinds throughout. Additional updates include a repaired underbelly, a new front porch base and carpet, and a roof recently sealed with Tropi-Cool Silicone for extra protection and peace of mind. Step outside and enjoy your own personal outdoor spaceready for a garden, complete with a lovely lemon tree, and plenty of room to add patio furniture for relaxing or entertaining guests. A storage shed provides convenient space for tools, seasonal items, and extra storage. Skylark Mobile Estates offers wonderful community amenities including a clubhouse, pool, spa, and playground, with well-maintained grounds that add to the charm and comfort of this inviting neighborhood.

7. 2026-01-31
   historical
8. 2025-11-05
   listed Active

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $31,610
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$4,797
• Taxable income: $9,220
• Est. tax owed @ 24.0%: −$2,213
• After-tax cash flow: $9,084/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 None rehab

This move-in-ready manufactured home in Skylark Mobile Estates offers a good condition with recent updates and a low-maintenance lifestyle.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

ⓘ 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

-7.9% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $164,900 BAREIS
• 2026-03-06 Price Changed $169,900 BAREIS
• 2026-02-05 Price Changed $174,000 BAREIS
• 2026-02-02 Listed $179,000 BAREIS
• 2026-01-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-05 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR