355 Parkview Ter Unit B7 · Vallejo, CA 94589

$169,000

1 bd · 1.0 ba · 793 sqft · Condo · 99 Days on market

Built 1973 Good condition $213/sqft · 41% below area Est $285k · 41% under $582/mo HOA · 30% of rent

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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 +7.3/30.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduction !Desirable move in ready Sumit Ridge Condo featuring newly remodeled kitchen with all new appliances. New interior paint, and window coverings and new carpet in the bedroom. Spend quite time in the intimate covered and private patio. Condo includes carport with storage. The property has a pool and clubhouse. HOA fees pay for roof, exterior of the condo, landscape, water, trash and sewer. Close to Kaiser & Sutter Hospital. Easy commute to San Francisco and the Napa Valley.

Key facts

• Clubhouse
• Private patio
• Pool

Tags

• NEWLY REMODELED KITCHEN
• PRIVATE PATIO
• CARPORT WITH STORAGE
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (19.4% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $136k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: 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.
• Zoned schools: Cave Language Academy (411 students, 68% FRL); Hogan Middle (867 students, 85% FRL); Vallejo High (math 10% / reading 50%, grade F, #723 of 1,170 statewide, top 64%, 1,335 students, 80% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 72 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $169k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,179 (19.4% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 7.3

CMA / ARV

• ARV (median comp): $285,387
• List price: $169,000
• Delta: -40.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.23×
• Total profit: $-36,555
• Equity at exit: $25,198

10-year hold

• IRR: -8.0%
• Equity multiple: 0.41×
• Total profit: $-27,762
• Equity at exit: $14,612

Cash invested: $47,320 (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 94589

• Rents YoY: 5.5%
• Active inventory: 72
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$582
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-227

Break-even live

Break-even rent $2,215

Max offer price $136,179

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-168	+0% $-227	+5% $-285	+10% $-344
Rent	-10% $-379	-5% $-303	+0% $-227	+5% $-151	+10% $-75
Rate	-1.0pp $-142	-0.5pp $-184	base $-227	+0.5pp $-271	+1.0pp $-315

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	15d	1	0.02mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	23d	1	0.03mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	45d	1	0.24mi
1455 N Camino Alto Vallejo, CA	1.0	1.0	900	$1,895	$2.11	23d	1	0.25mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	45d	1	0.44mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	15d	2	0.45mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,069	$2.27	15d	8	0.48mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	15d	7	0.80mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	45d	1	0.84mi
2211 Redwood St Vallejo, CA	2.0	1.0	875	$2,200	$2.51	25d	1	1.01mi
271 Viewmont Ave Vallejo, CA	2.0	1.0	992	$2,200	$2.22	15d	1	1.14mi
60 Rotary Way Vallejo, CA	1.0–2.0	1.0–2.0	768	$1,972	$2.57	15d	15	1.17mi
123 Kathy Ellen Dr Vallejo, CA	2.0	1.5	950	$2,145	$2.26	15d	1	1.39mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,456	$2.35	15d	1	1.40mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$1,798	$1.76	15d	10	1.41mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	45d	1	1.41mi
123 Kathy Ellen Dr Unit G5 Vallejo, CA	2.0	1.5	950	$2,095	$2.21	25d	1	1.42mi
2401 Broadway Unit 105 Vallejo, CA	1.0	1.0	589	$1,795	$3.05	15d	1	1.42mi
401 Fleming Ave E Vallejo, CA	1.0	1.0	640	$1,420	$2.22	15d	1	1.45mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$1,819	$2.37	15d	20	1.46mi

HOA detail condo

• Monthly dues: $582 · $6,984/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $169,000 Active 99 DOM
2. 2026-06-18
   days on market $169,000 Active 96 DOM
3. 2026-06-17
   days on market $169,000 Active 95 DOM
4. 2026-06-16
   days on market $169,000 Active 94 DOM
5. 2026-06-15
   days on market $169,000 Active 93 DOM
6. 2026-06-14
   days on market $169,000 Active 91 DOM
7. 2026-06-10
   days on market $169,000 Active 88 DOM
8. 2026-06-09
   days on market $169,000 Active 87 DOM
9. 2026-06-08
   days on market $169,000 Active 86 DOM
10. 2026-06-07
    days on market $169,000 Active 85 DOM
11. 2026-06-05
    days on market $169,000 Active 82 DOM
12. 2026-06-03
    days on market $169,000 Active 81 DOM
13. 2026-06-02
    days on market $169,000 Active 80 DOM
14. 2026-06-01
    days on market $169,000 Active 79 DOM
15. 2026-05-31
    days on market $169,000 Active 78 DOM
16. 2026-05-30
    days on market $169,000 Active 77 DOM
17. 2026-05-18
    price $169,000 496-char remark

    Show marketing remark (496 chars)

    Price reduction !Desirable move in ready Sumit Ridge Condo featuring newly remodeled kitchen with all new appliances. New interior paint, and window coverings and new carpet in the bedroom. Spend quite time in the intimate covered and private patio. Condo includes carport with storage. The property has a pool and clubhouse. HOA fees pay for roof, exterior of the condo, landscape, water, trash and sewer. Close to Kaiser & Sutter Hospital. Easy commute to San Francisco and the Napa Valley.

18. 2026-03-14
    listed $192,000 Active 496-char remark

    Show marketing remark (496 chars)

    Price reduction !Desirable move in ready Sumit Ridge Condo featuring newly remodeled kitchen with all new appliances. New interior paint, and window coverings and new carpet in the bedroom. Spend quite time in the intimate covered and private patio. Condo includes carport with storage. The property has a pool and clubhouse. HOA fees pay for roof, exterior of the condo, landscape, water, trash and sewer. Close to Kaiser & Sutter Hospital. Easy commute to San Francisco and the Napa Valley.

19. 2010-02-09
    soldstatus $40,000 Sold 175-char remark

    Show marketing remark (175 chars)

    Perfect for 1st time buyer or investor.Tera Cotta tile flooring and carpet in bedroom. Updated kitchen,dishwasher,refrigerator included. Move in ready,come see and make offer.

20. 2009-10-27
    status Pending - Subject to Lender Approval 175-char remark

    Show marketing remark (175 chars)

    Perfect for 1st time buyer or investor.Tera Cotta tile flooring and carpet in bedroom. Updated kitchen,dishwasher,refrigerator included. Move in ready,come see and make offer.

21. 2009-08-15
    historical 175-char remark

    Show marketing remark (175 chars)

    Perfect for 1st time buyer or investor.Tera Cotta tile flooring and carpet in bedroom. Updated kitchen,dishwasher,refrigerator included. Move in ready,come see and make offer.

22. 2009-05-01
    listed $49,888 175-char remark

    Show marketing remark (175 chars)

    Perfect for 1st time buyer or investor.Tera Cotta tile flooring and carpet in bedroom. Updated kitchen,dishwasher,refrigerator included. Move in ready,come see and make offer.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 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: $23,136
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$6,984
• − Depreciation: −$4,916
• Taxable loss: −$5,313
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $-1,447/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 75/100 Cosmetic rehab

This move-in ready condo features a newly remodeled kitchen, new interior paint, and new carpet in the bedroom. The private patio and HOA amenities add to its appeal.

Value-add opportunities

• Both new carpet in bedroom — improves comfort and appearance
• Both new window treatments — enhances curb appeal and privacy
• Both new flooring in kitchen — improves functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both new carpet in bedroom — improves comfort and appearance ↑
• Both new window treatments — enhances curb appeal and privacy ↑
• Both new flooring in kitchen — improves functionality and aesthetics ↑

ⓘ 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: 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: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 29,990
• Household income: $92,735
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1317.0

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 0.75)
• Race & ethnicity: Hispanic / Latino 39% Asian 23% Black 15% White 15% Two or more races 12% Pacific Islander 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Russian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 50% English-only · Spanish 29% Tagalog/Filipino 14% Other Asian/Pacific 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: ▼ -421.47%
• Current HPI: 280.1352
• Rent YoY: ▲ 5.46%
• 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

+238.8% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $169,000 BAREIS
• 2026-03-14 Listed $192,000 BAREIS
• 2010-02-09 Sold (MLS) $40,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-10-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-08-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-05-01 Listed $49,888 bridgeMLS, Bay East AOR, or Contra Costa AOR