1932 Griffin Dr · Vallejo, CA 94589

$263,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 3 Days on market

Built 1958 5,227 sqft lot Est $513k · 49% under

---

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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUD Home that has damage. 3 Bedrooms and 2 Baths. Living Room and separate Family Room. Dinning nook. Full size 2 car garage. Big backyard with lots of potential. Close to Schools, Parks, Shopping and the Hwy 37 On-Ramp and Six Flags Discovery Kingdom theme park. For a virtual tour go to: https://www. zillow.com/view-imx/02570d3b-38fb-4e0e-a412-02ffc552b11e?initialViewType=pano

Key facts

• Close to parks
• Big backyard
• Close to schools

Tags

• LIVING ROOM
• FAMILY ROOM
• DINNING NOOK
• BIG BACKYARD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces (covered)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1958
• Construction: Stucco siding; Shingle roof; Built in 1958
• Exterior features: Back yard; Front yard; Level lot; Fenced

Interior

• Kitchen: Breakfast nook
• Bedrooms: 3 bedrooms
• Flooring: Linoleum; Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No air conditioning
• Interior features: Family room; Breakfast nook
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $263k).
• Cap rate 8.7% 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: schools D-, 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.
• Market conditions: Rents rising fast (+5.5%/yr); 70 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 35% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 5.5% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $263,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $512,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Kemper St	0.05mi	4/2.0 (+1)	1,440 (+4%)	10mo	$470,000	$326	79
245 Pumice Ct	0.14mi	4/2.0 (+1)	1,529 (+10%)	7mo	$540,000	$353	66
300 Radcliffe Dr	0.54mi	4/2.0 (+1)	1,440 (+4%)	1mo	$533,000	$370	63
224 De Paul Dr	0.36mi	4/2.0 (+1)	1,304 (-6%)	7mo	$475,000	$364	62
137 Saint Marys Pl	0.47mi	3/2.0	1,320 (-5%)	10mo	$570,000	$432	62
110 Fordham Cir	0.50mi	4/2.0 (+1)	1,440 (+4%)	10mo	$410,000	$285	58
147 Erin Dr	0.72mi	3/2.0	1,449 (+4%)	3mo	$488,000	$337	57
121 Exposition Dr	0.56mi	3/2.0	1,292 (-7%)	7mo	$475,000	$368	56
408 Lakeside Dr	0.62mi	3/2.0	1,228 (-12%)	2mo	$490,000	$399	50
425 Gonzaga Ave	0.70mi	4/2.0 (+1)	1,260 (-9%)	9mo	$465,000	$369	39
456 Pomona Ave	0.70mi	3/2.0	1,188 (-14%)	8mo	$450,000	$379	36
437 Pomona Ave	0.73mi	4/2.0 (+1)	1,215 (-13%)	6mo	$510,000	$420	35

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-2,439
• Equity at exit: $39,214

10-year hold

• IRR: 11.1%
• Equity multiple: 1.95×
• Total profit: $70,295
• Equity at exit: $22,739

Cash invested: $73,640 (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: 70
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,721 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $524

Break-even live

Break-even rent $2,058

Max offer price $263,000

Occupancy floor 76%

Sensitivity live

Price	-10% $673	-5% $598	+0% $524	+5% $449	+10% $375
Rent	-10% $309	-5% $416	+0% $524	+5% $631	+10% $739
Rate	-1.0pp $656	-0.5pp $591	base $524	+0.5pp $456	+1.0pp $386

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Quartz Ln Vallejo, CA	3.0	2.0	1176	$2,900	$2.47	44d	1	0.18mi
125 Serpentine Dr Vallejo, CA	4.0	2.5	1256	$2,999	$2.39	24d	1	0.38mi
137 Chapman Ct Vallejo, CA	4.0	2.0	1304	$2,900	$2.22	44d	1	0.58mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	22d	1	0.74mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	44d	1	0.84mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	14d	1	0.91mi
2525 Flosden Rd #16 American Canyon, CA	3.0	2.0	1244	$2,795	$2.25	14d	1	0.98mi
165 Oddstad Dr #2 Vallejo, CA	2.0	1.5	1180	$2,300	$1.95	14d	1	1.01mi
325 Falcon Dr Vallejo, CA	3.0	2.0	1600	$2,900	$1.81	14d	1	1.04mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	14d	2	1.11mi
300 Swan Way Vallejo, CA	3.0	2.0	1134	$2,775	$2.45	22d	1	1.14mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	14d	8	1.18mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.25mi
19 Panorama Dr Vallejo, CA	2.0	1.0	862	$2,045	$2.37	14d	7	1.30mi
24 Panorama Dr Apt B Vallejo, CA	2.0	1.0	980	$1,900	$1.94	44d	1	1.36mi
2230 Redwood St Vallejo, CA	3.0	2.0	1365	$2,850	$2.09	24d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $263,000 Active 3 DOM
2. 2026-06-17
   days on market $263,000 Active 2 DOM
3. 2026-06-16
   remarks 380-char remark
4. 2026-06-16
   listed $263,000 Active 1 DOM

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,999 · $167/mo
• Expected delta: +$351/yr (+$29/mo · 21.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 14 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: $32,655
• − Mortgage interest: −$14,732
• − Property taxes: −$1,648
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$7,651
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $5,784/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: 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

1 event — show timeline

• 2026-06-15 Listed $263,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+11.5%/yr

Latest (2025): $1,648 · +10.8% YoY. Source: county tax records.