15 Dali Ct · Fairfield, CA 94534

$166,000

2 bd · 1.5 ba · 720 sqft · Manufactured · 265 Days on market

Built 1978 $231/sqft · 16% above area Est $142k · 16% over

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Remodeled Single Wide. Situated in the Hills of the Desirable Casa Nova Mobile Home Park. 3 Car Carport, 2 Covered Porches. Wood Front Porch & Wooden Railed. Remodeled Rear Porch with New Entrance Way. Quiet Cul-De-Sac with Partial View of Hills. 720 Sq Ft Single Wide 12 X 60. Exterior & Interior Remodel. 2 Bedrooms & 1 Full Bath & 1/2 Bath. Updated Kitchen with New Appliances, Renovated Counter Tops, GE 5 Burner Gas Range with Newer Whirlpool Microwave Over Range. Dual Door Frigidaire Refrigerator Conveys. New GE Dishwasher. Large Deep Karran Quartz Sink by Kitchen Window with Pull Out Faucet. Newer Kitchen Cabinetry. Pantry Cabinets. New Kitchen Vinyl Flooring. Samsung Stackable Washer, Dryer. Dual Pane Windows Throughout. Views of Hills. Remodeled Front Hall Bathroom with New Shower Enclosure. New Vanities & New Toilets, New Bathroom Vinyl Flooring. New Carpeting in Both Bedrooms & Hallway. Newly Painted Textured Walls. Newer Baseboards, Window Trim & Window Casings. Newer Switches, Plugs & Face Plates Throughout. Pex Plumbing. Open Concept Kitchen & Living Room. Newer Central Heat & Air Conditioning. Metal Roof. Water Heater Replaced in 2019. 10 Ft High 8 X 8 Wooden Storage Shed. Low Maintenance Landscaping. Garden Area in the Fenced Private Backyard.

Key facts

• Remodeled rear porch
• Quiet cul-de-sac
• Wood front porch

Tags

• REMODELED SINGLE WIDE
• WOOD FRONT PORCH
• REMODELED REAR PORCH
• QUIET CUL-DE-SAC
• PARTIAL VIEW OF HILLS
• EXTERIOR & INTERIOR REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.0% in Fairfield — 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 (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, crime D-, commute F.
• Fairfield-Suisun Unified (urban): math 23% / reading 53% proficiency, ranked #238 of 517 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 146 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 + 0.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Crime grade is D 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?
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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $142,500
• List price: $166,000
• Delta: 16.49%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Goya Dr	0.14mi	2/1.0	720 (0%)	0mo	$135,000	$188	91
17 Dali Ct	0.06mi	2/1.0	768 (+7%)	5mo	$65,000	$85	80
13 Dali Ct	0.10mi	2/2.0	720 (0%)	20mo	$118,000	$164	76
7 Dali Ct	0.04mi	2/2.0	776 (+8%)	18mo	$125,900	$162	68
123 Goya Dr	0.16mi	2/1.0	643 (-11%)	20mo	$113,000	$176	56

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $9,157
• Equity at exit: $24,751

10-year hold

• IRR: 11.8%
• Equity multiple: 1.80×
• Total profit: $37,112
• Equity at exit: $14,353

Cash invested: $46,480 (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 94534

• Rents YoY: -0.3%
• Active inventory: 146
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$871
• Tax est. 1.5%: −$208 /mo · $2,490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $671

Break-even live

Break-even rent $1,452

Max offer price $166,000

Occupancy floor 66%

Sensitivity live

Price	-10% $786	-5% $729	+0% $671	+5% $614	+10% $557
Rent	-10% $490	-5% $581	+0% $671	+5% $762	+10% $853
Rate	-1.0pp $755	-0.5pp $714	base $671	+0.5pp $628	+1.0pp $585

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 Hilborn Rd Fairfield, CA	1.0–2.0	1.0–2.0	870	$2,563	$2.95	15d	16	0.34mi
2376 Fairfield Ave Fairfield, CA	1.0	1.0	620	$2,174	$3.51	15d	2	0.54mi
2323 Fairfield Ave Fairfield, CA	1.0	1.0	620	$1,901	$3.07	24d	5	0.56mi
2355 Fairfield Ave Fairfield, CA	1.0	1.0	769	$1,740	$2.26	15d	3	0.56mi
1111 Alaska Ave Fairfield, CA	1.0–2.0	1.0	787	$2,249	$2.86	15d	10	0.57mi
100 Hawthorn Dr Fairfield, CA	1.0–2.0	1.0	726	$2,249	$3.10	15d	11	0.58mi
2215 Peach Tree Dr Fairfield, CA	1.0–2.0	1.0	701	$2,375	$3.39	15d	3	0.81mi
319 E Tabor Ave Fairfield, CA	1.0–2.0	1.0	625	$2,111	$3.38	22d	4	1.33mi
1712 Arthur Ct Unit 1712A Fairfield, CA	2.0	1.0	740	$1,800	$2.43	22d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $166,000 Active 265 DOM
2. 2026-06-17
   days on market $166,000 Active 264 DOM
3. 2026-06-16
   days on market $166,000 Active 263 DOM
4. 2026-06-15
   days on market $166,000 Active 262 DOM
5. 2026-06-14
   days on market $166,000 Active 260 DOM
6. 2026-06-10
   days on market $166,000 Active 257 DOM
7. 2026-06-09
   days on market $166,000 Active 256 DOM
8. 2026-06-08
   days on market $166,000 Active 255 DOM
9. 2026-06-07
   days on market $166,000 Active 254 DOM
10. 2026-06-03
    days on market $166,000 Active 250 DOM
11. 2026-06-02
    days on market $166,000 Active 249 DOM
12. 2026-06-01
    days on market $166,000 Active 248 DOM
13. 2026-05-31
    days on market $166,000 Active 247 DOM
14. 2026-05-30
    days on market $166,000 Active 246 DOM
15. 2025-09-26
    listed $166,000 Active 1328-char remark

    Show marketing remark (1328 chars)

    Affordable Remodeled Single Wide. Situated in the Hills of the Desirable Casa Nova Mobile Home Park. 3 Car Carport, 2 Covered Porches. Wood Front Porch & Wooden Railed. Remodeled Rear Porch with New Entrance Way. Quiet Cul-De-Sac with Partial View of Hills. 720 Sq Ft Single Wide 12 X 60. Exterior & Interior Remodel. 2 Bedrooms & 1 Full Bath & 1/2 Bath. Updated Kitchen with New Appliances, Renovated Counter Tops, GE 5 Burner Gas Range with Newer Whirlpool Microwave Over Range. Dual Door Frigidaire Refrigerator Conveys. New GE Dishwasher. Large Deep Karran Quartz Sink by Kitchen Window with Pull Out Faucet. Newer Kitchen Cabinetry. Pantry Cabinets. New Kitchen Vinyl Flooring. Samsung Stackable Washer, Dryer. Dual Pane Windows Throughout. Views of Hills. Remodeled Front Hall Bathroom with New Shower Enclosure. New Vanities & New Toilets, New Bathroom Vinyl Flooring. New Carpeting in Both Bedrooms & Hallway. Newly Painted Textured Walls. Newer Baseboards, Window Trim & Window Casings. Newer Switches, Plugs & Face Plates Throughout. Pex Plumbing. Open Concept Kitchen & Living Room. Newer Central Heat & Air Conditioning. Metal Roof. Water Heater Replaced in 2019. 10 Ft High 8 X 8 Wooden Storage Shed. Low Maintenance Landscaping. Garden Area in the Fenced Private Backyard.

ⓘ 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 5/10 Major 7 d/yr ≥99°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: $27,626
• − Mortgage interest: −$9,299
• − Property taxes: −$2,490
• − Insurance: −$830
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$4,829
• Taxable income: $5,758
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $6,676/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: Fairfield-Suisun Unified
• NCES district ID: 0613360
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $69,654
• Composite: 34.59/100
• National rank: #5157
• State rank: #238 of 517 in CA

Livability — Fairfield

• Score: 67/100
• State rank: #314
• US rank: #10551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, CA
• County: Solano County · 433,239 people
• City population: 120,008
• Metro: Vallejo, CA
• Population (ZIP): 41,203
• Household income: $140,198
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 803.0

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 0.76)
• Race & ethnicity: White 38% Asian 24% Hispanic / Latino 17% Two or more races 14% Black 12% Pacific Islander 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 6% Lithuanian 2% Russian 1%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 9% Tagalog/Filipino 6% Chinese 3%

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: ▼ -360.51%
• Current HPI: 236.509
• Rent YoY: ▼ -0.35%
• 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

• 2025-09-26 Listed $166,000 BAREIS