676 Turnberry Ter · Rio Vista, CA 94571

$224,950

2 bd · 2.0 ba · 1,139 sqft · SingleFamily public records · 46 Days on market

Built 2001 4,090 sqft lot $197/sqft · 46% below area Est $418k · 46% under $289/mo HOA · 14% 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 +7.8/30.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Major fixer

Key facts

• 4,090 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (7.3% below list).
• Recommended offer: $181k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.2% in Rio Vista — 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 53/100 on livability (#973 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• River Delta Joint Unified (town): math 31% / reading 42% proficiency, ranked #810 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,970 (19.6% 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 46 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 9.0

CMA / ARV

• ARV (median comp): $417,613
• List price: $224,950
• Delta: -46.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Summerset Dr	0.09mi	2/2.0	1,105 (-3%)	2mo	$355,000	$321	89
714 Cherry Hls	0.13mi	2/2.0	1,105 (-3%)	2mo	$350,000	$317	88
971 Bridgeport Way	0.21mi	2/2.0	1,139 (0%)	4mo	$355,000	$312	87
448 Cedar Ridge Dr	0.21mi	2/2.0	1,105 (-3%)	10mo	$375,000	$339	77
773 Turnberry Ter	0.17mi	2/2.0	970 (-15%)	2mo	$365,000	$376	66
308 Willow Brook Way	0.59mi	2/2.0	1,172 (+3%)	3mo	$320,000	$273	65
507 Three Rivers Way	0.66mi	2/2.0	1,154 (+1%)	5mo	$350,000	$303	63
304 Birch Ridge Dr	0.59mi	2/2.0	1,154 (+1%)	9mo	$416,000	$360	63
422 Saddle Rock Ln	0.65mi	2/2.0	1,172 (+3%)	4mo	$350,000	$299	62
504 Silver Ridge Dr	0.63mi	2/2.0	1,172 (+3%)	4mo	$355,000	$303	62
330 Cypress	0.62mi	2/2.0	1,154 (+1%)	9mo	$379,000	$328	61
280 Foxwood Ln	0.65mi	2/2.0	1,172 (+3%)	10mo	$395,000	$337	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.17×
• Total profit: $-52,066
• Equity at exit: $33,541

10-year hold

• IRR: -19.1%
• Equity multiple: -0.03×
• Total profit: $-64,775
• Equity at exit: $19,450

Cash invested: $62,986 (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 94571

• Home prices YoY: -34.9%
• Active inventory: 183
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$94
• HOA: −$289
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-249

Break-even live

Break-even rent $2,400

Max offer price $180,970

Occupancy floor —

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: $56,238
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Augusta Ct Rio Vista, CA	2.0	2.0	1105	$2,100	$1.90	8d	1	0.29mi
512 Twin Pines Dr Rio Vista, CA	2.0	2.0	1439	$2,100	$1.46	11d	1	0.41mi
332 Watson Hollow Dr Rio Vista, CA	2.0	2.0	1438	$2,000	$1.39	12d	1	0.88mi

HOA detail

• Monthly dues: $289 · $3,468/yr

Listing history 5 events

1. 2026-05-18
   status Pending 11-char remark

   Show marketing remark (11 chars)

   Major fixer

2. 2026-05-09
   historical Active Under Contract 11-char remark

   Show marketing remark (11 chars)

   Major fixer

3. 2026-04-02
   listed $224,950 Active 11-char remark

   Show marketing remark (11 chars)

   Major fixer

4. 2005-05-19
   soldstatus $305,000
5. 2001-08-31
   soldstatus $187,575

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,024
• − Mortgage interest: −$12,601
• − Property taxes: −$4,008
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$3,468
• − Depreciation: −$6,544
• Taxable loss: −$6,725
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-1,373/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: River Delta Joint Unified
• NCES district ID: 0633110
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $55,528
• Composite: 34.67/100
• National rank: #10066
• State rank: #810 of 1400 in CA

Livability — Rio Vista

• Score: 53/100
• State rank: #973
• US rank: #24576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Vista, CA
• Population (ZIP): 10,973

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 10% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 17% Chinese 2% Tagalog/Filipino 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: ▼ -120.24%
• Current HPI: 223.9284
• Rent YoY: —
• Metro: —
• 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

+19.9% since first listed

5 events — show timeline

• 2026-05-18 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-09 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-02 Listed $224,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-05-19 Sold (Public Records) $305,000 Public Records
• 2001-08-31 Sold (Public Records) $187,575 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,008 · -1.2% YoY. Source: county tax records.