121 Century Ct · Fairfield, CA 94533

$195,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 93 Days on market

Built 1976 Good condition $125/sqft · 11% below area Est $220k · 11% under

---

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 +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own! Great opportunity to own you home in a nice quiet Mobile Home park. Lots of space for your family with 3 full bedrooms 2 baths and an extra room for office or ? Updated bathrooms, dual pane windows and much more. Enjoy your morning coffee under the pergola. Just put your own personal touches and make it your own.

Key facts

• Updated bathrooms
• Dual pane windows
• Parking

Tags

• UPDATED BATHROOMS
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 flat; 264 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent runs 40% of the median local income ($87k/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 $1k of loan paydown is wiped out by about $6k 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 + 0.1% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1976 — 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: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $220,194
• List price: $195,000
• Delta: -11.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Chevy Chase Ct	0.03mi	3/2.0	1,550 (-1%)	9mo	$225,000	$145	90
51 Barcelona Cir	0.34mi	3/2.0	1,560 (0%)	7mo	$232,000	$149	79
49 Bel Air Cir	0.08mi	2/2.0 (-1)	1,594 (+2%)	16mo	$190,000	$119	74
41 Bel Air Cir	0.06mi	3/2.0	1,440 (-8%)	13mo	$272,000	$189	74
144 Northridge Ct	0.05mi	2/2.0 (-1)	1,640 (+5%)	15mo	$239,000	$146	72
120 Century Ct Ct	0.01mi	2/2.0 (-1)	1,368 (-12%)	4mo	$225,000	$164	70
151 - 225 Northridge Ct	0.07mi	2/2.0 (-1)	1,680 (+8%)	15mo	$185,000	$110	66
137 Valencia	0.24mi	3/2.0	1,344 (-14%)	2mo	$159,000	$118	64
150 Segovia Dr	0.24mi	4/2.0 (+1)	1,664 (+7%)	11mo	$270,000	$162	63
131 Chevy Chase Ct	0.04mi	2/2.0 (-1)	1,344 (-14%)	9mo	$222,000	$165	62
131 Zaragoza Dr	0.28mi	3/2.0	1,340 (-14%)	16mo	$213,000	$159	50
190 Granada Dr	0.31mi	3/2.0	1,344 (-14%)	17mo	$40,000	$30	48

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.36×
• Total profit: $19,618
• Equity at exit: $29,075

10-year hold

• IRR: 16.1%
• Equity multiple: 2.14×
• Total profit: $62,350
• Equity at exit: $16,860

Cash invested: $54,600 (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 94533

• Rents YoY: 0.1%
• Active inventory: 264
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,883 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $930

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 63%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Catlin Ct Fairfield, CA	3.0	2.0	1696	$2,750	$1.62	44d	1	0.41mi
1332 Renewal Ln Fairfield, CA	4.0	3.0	2055	$3,850	$1.87	14d	1	0.86mi
1930 Grande Cir #77 Fairfield, CA	2.0	2.0	1095	$1,750	$1.60	44d	1	0.87mi
1990 Grande Cir Fairfield, CA	2.0	1.0–1.5	895	$2,135	$2.39	3d	15	0.87mi
1335 Phillip Way Suisun City, CA	3.0	2.5	1606	$3,000	$1.87	14d	1	0.89mi
1970 Grande Cir #19 Fairfield, CA	2.0	1.5	1095	$2,200	$2.01	23d	1	0.90mi
1400 Humphrey Dr Suisun City, CA	2.0–3.0	1.5	1075	$2,425	$2.26	3d	4	0.90mi
1960 Grande Cir #42 Fairfield, CA	3.0	1.5	1176	$2,500	$2.13	44d	1	0.92mi
1648 Little Rock Cir Suisun City, CA	3.0	3.0	1839	$3,300	$1.79	21d	1	0.94mi
1648 Little Rock Cir Suisun City, CA	3.0	3.0	1839	$3,300	$1.79	44d	1	0.94mi
1284 Warmth Ct Fairfield, CA	3.0	2.5	2057	$3,500	$1.70	21d	1	0.94mi
1930 Manor Pl Unit 1 Fairfield, CA	2.0	1.5	1100	$2,150	$1.95	21d	1	0.99mi
2776 Woodmont Dr Fairfield, CA	3.0	2.5	1578	$2,995	$1.90	44d	1	1.05mi
1037 Mockingbird Ln Fairfield, CA	3.0	2.0	1476	$2,695	$1.83	44d	1	1.15mi
745 Monte Carlo Dr Suisun City, CA	4.0	3.0	1775	$3,400	$1.92	14d	1	1.22mi
1349 Blossom Ave Fairfield, CA	1.0–3.0	1.0–3.0	1017	$3,340	$3.28	2d	11	1.26mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	44d	1	1.33mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	44d	1	1.33mi
1777 Daniel Ct Fairfield, CA	3.0	2.5	1600	$2,955	$1.85	23d	1	1.39mi
995 Matthew Ct Fairfield, CA	4.0	2.0	1560	$3,150	$2.02	44d	1	1.41mi
1104 Waxwing Dr Suisun City, CA	3.0	2.0	1279	$3,079	$2.41	44d	1	1.47mi
145 Del Rey Ct Fairfield, CA	3.0	1.5	1164	$2,500	$2.15	14d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $195,000 Active 93 DOM
2. 2026-06-17
   days on market $195,000 Active 92 DOM
3. 2026-06-16
   days on market $195,000 Active 91 DOM
4. 2026-06-15
   days on market $195,000 Active 90 DOM
5. 2026-06-14
   days on market $195,000 Active 88 DOM
6. 2026-06-10
   days on market $195,000 Active 85 DOM
7. 2026-06-09
   days on market $195,000 Active 84 DOM
8. 2026-06-08
   days on market $195,000 Active 83 DOM
9. 2026-06-07
   days on market $195,000 Active 82 DOM
10. 2026-06-03
    pricestatus $195,000 Active 78 DOM
11. 2026-03-23
    status Active 342-char remark

    Show marketing remark (342 chars)

    Why rent when you can own! Great opportunity to own you home in a nice quiet Mobile Home park. Lots of space for your family with 3 full bedrooms 2 baths and an extra room for office or ? Updated bathrooms, dual pane windows and much more. Enjoy your morning coffee under the pergola. Just put your own personal touches and make it your own.

12. 2026-03-18
    historical Contingent (No Show) 342-char remark

    Show marketing remark (342 chars)

    Why rent when you can own! Great opportunity to own you home in a nice quiet Mobile Home park. Lots of space for your family with 3 full bedrooms 2 baths and an extra room for office or ? Updated bathrooms, dual pane windows and much more. Enjoy your morning coffee under the pergola. Just put your own personal touches and make it your own.

13. 2026-03-11
    listed $205,000 Active 342-char remark

    Show marketing remark (342 chars)

    Why rent when you can own! Great opportunity to own you home in a nice quiet Mobile Home park. Lots of space for your family with 3 full bedrooms 2 baths and an extra room for office or ? Updated bathrooms, dual pane windows and much more. Enjoy your morning coffee under the pergola. Just put your own personal touches and make it your own.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥97°F today · 12 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: $34,591
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$5,673
• Taxable income: $8,561
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $9,101/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 mobile home is in good condition with updated bathrooms and kitchen, and a welcoming exterior. Minor updates to the interior and landscaping would significantly enhance its value.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading light fixtures — modern light fixtures improve aesthetics and energy efficiency
• Both landscaping and curb appeal — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading light fixtures — modern light fixtures improve aesthetics and energy efficiency ↑
• Both landscaping and curb appeal — improved landscaping enhances curb appeal and property value ↑

ⓘ 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: 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): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

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% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% 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: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• 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

3 events — show timeline

• 2026-03-23 Relisted — BAREIS
• 2026-03-18 Contingent — BAREIS
• 2026-03-11 Listed $205,000 BAREIS