1597 Alamo Dr #146 · Vacaville, CA 95687

$175,000

2 bd · 2.0 ba · 1,560 sqft · Manufactured

Built 1977 Fair condition Est $203k · 14% under

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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 +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing forever home. Large front room with faux fireplace, dinning area with built in cabinetry, spacious kitchen with island, family room that will lead you out to your spacious covered deck and into a wonderful grassy area perfect for your park friendly pet. This lovely 2 bd 2 ba home will bring you much happiness. You cant help but to fall in love with this home!

Key facts

• 3 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 13.1% vs local median 3.0% in Vacaville — 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 77/100 on livability (#88 in CA, #3,156 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: schools C-, cost of living F.
• Vacaville Unified (suburban): math 37% / reading 52% proficiency, ranked #522 of 1,400 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 263 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% of the median local income ($110k/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 $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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago 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 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $202,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1597 Alamo Dr #175	0.00mi	3/2.0 (+1)	1,552 (-0%)	4mo	$165,500	$107	91
1597 Alamo Dr #195	0.00mi	2/2.0	1,498 (-4%)	18mo	$160,000	$107	79
1597 Alamo Dr #154	0.00mi	2/—	1,440 (-8%)	11mo	$125,000	$87	78
1597 Alamo Dr #194	0.11mi	3/2.0 (+1)	1,500 (-4%)	12mo	$166,000	$111	73
1597 Alamo Dr #141 Dr	0.02mi	2/2.0	1,344 (-14%)	5mo	$175,000	$130	72
1597 Alamo Dr #141	0.00mi	2/2.0	1,344 (-14%)	9mo	$73,000	$54	69
1597 Alamo Dr #182	0.11mi	3/2.0 (+1)	1,440 (-8%)	11mo	$100,000	$69	68
1597 Alamo Dr #186	0.00mi	3/2.0 (+1)	1,674 (+7%)	22mo	$299,900	$179	64
150 Calle Tepic	0.40mi	3/2.0 (+1)	1,456 (-7%)	5mo	$222,000	$152	61
56 Calle Chapala	0.49mi	3/2.0 (+1)	1,344 (-14%)	4mo	$207,500	$154	46
4 Calle Francisca	0.36mi	3/2.0 (+1)	1,330 (-15%)	13mo	$217,000	$163	43
71 Avenida Hidalgo	0.47mi	3/2.0 (+1)	1,344 (-14%)	11mo	$194,000	$144	41

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: 14.3%
• Equity multiple: 1.55×
• Total profit: $27,060
• Equity at exit: $26,093

10-year hold

• IRR: 20.7%
• Equity multiple: 2.51×
• Total profit: $73,937
• Equity at exit: $15,131

Cash invested: $49,000 (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 95687

• Rents YoY: -0.6%
• Active inventory: 263
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $998

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 59%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	13d	1	0.18mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	13d	22	0.64mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	13d	1	0.69mi
600 Rialto Dr Vacaville, CA	3.0	2.0	1600	$2,750	$1.72	43d	1	0.94mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	43d	1	0.98mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	43d	1	1.02mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,998	$2.86	2d	15	1.02mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	23d	1	1.12mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	43d	1	1.16mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	23d	1	1.18mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	43d	1	1.33mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	13d	15	1.40mi

Listing history 10 events

1. 2026-05-21
   historical
2. 2026-05-20
   listed $175,000
3. 2022-06-23
   soldstatus $185,000 Closed 369-char remark

   Show marketing remark (369 chars)

   Amazing forever home. Large front room with faux fireplace, dinning area with built in cabinetry, spacious kitchen with island, family room that will lead you out to your spacious covered deck and into a wonderful grassy area perfect for your park friendly pet. This lovely 2 bd 2 ba home will bring you much happiness. You cant help but to fall in love with this home!

4. 2022-06-03
   historical Contingent (No Show) 369-char remark

   Show marketing remark (369 chars)

   Amazing forever home. Large front room with faux fireplace, dinning area with built in cabinetry, spacious kitchen with island, family room that will lead you out to your spacious covered deck and into a wonderful grassy area perfect for your park friendly pet. This lovely 2 bd 2 ba home will bring you much happiness. You cant help but to fall in love with this home!

5. 2022-05-31
   listed $155,000 Active 369-char remark

   Show marketing remark (369 chars)

   Amazing forever home. Large front room with faux fireplace, dinning area with built in cabinetry, spacious kitchen with island, family room that will lead you out to your spacious covered deck and into a wonderful grassy area perfect for your park friendly pet. This lovely 2 bd 2 ba home will bring you much happiness. You cant help but to fall in love with this home!

6. 2013-03-11
   soldstatus $30,500 Sold 190-char remark

   Show marketing remark (190 chars)

   Wonderful floor plan with dining & living room combined, eat in kitchen, family room, laundry room, 2 full bathrooms, porch, covered parking & yard space. Come make this your home.

7. 2013-03-05
   status Contingent (Show) 190-char remark

   Show marketing remark (190 chars)

   Wonderful floor plan with dining & living room combined, eat in kitchen, family room, laundry room, 2 full bathrooms, porch, covered parking & yard space. Come make this your home.

8. 2013-02-20
   price $30,500 190-char remark

   Show marketing remark (190 chars)

   Wonderful floor plan with dining & living room combined, eat in kitchen, family room, laundry room, 2 full bathrooms, porch, covered parking & yard space. Come make this your home.

9. 2013-02-15
   price $34,500 190-char remark

   Show marketing remark (190 chars)

   Wonderful floor plan with dining & living room combined, eat in kitchen, family room, laundry room, 2 full bathrooms, porch, covered parking & yard space. Come make this your home.

10. 2013-01-27
    listed $41,500 Active 190-char remark

    Show marketing remark (190 chars)

    Wonderful floor plan with dining & living room combined, eat in kitchen, family room, laundry room, 2 full bathrooms, porch, covered parking & yard space. Come make this your home.

ⓘ 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 6/10 Major 7 d/yr ≥101°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: $33,530
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$5,091
• Taxable income: $9,772
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $9,631/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to the exterior siding and landscaping, but is otherwise in good condition with a good roof and interior. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and 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: Vacaville Unified
• NCES district ID: 0640590
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $71,383
• Composite: 42.48/100
• National rank: #6877
• State rank: #522 of 1400 in CA

Livability — Vacaville

• Score: 77/100
• State rank: #88
• US rank: #3156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vacaville, CA
• County: Solano County · 433,239 people
• City population: 109,591
• Metro: Vallejo, CA
• Population (ZIP): 69,390
• Household income: $109,566
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1761.0

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 0.71)
• Race & ethnicity: White 44% Hispanic / Latino 26% Two or more races 13% Black 10% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Italian 13% Lithuanian 2% Portuguese 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Tagalog/Filipino 3% 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: ▼ -299.59%
• Current HPI: 268.0777
• Rent YoY: ▼ -0.55%
• 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

+321.7% since first listed

10 events — show timeline

• 2026-05-21 Delisted — BAREIS
• 2026-05-20 Listed $175,000 BAREIS
• 2022-06-23 Sold (MLS) $185,000 BAREIS
• 2022-06-03 Contingent — BAREIS
• 2022-05-31 Listed $155,000 BAREIS
• 2013-03-11 Sold (MLS) $30,500 BAREIS
• 2013-03-05 Pending — BAREIS
• 2013-02-20 Price Changed $30,500 BAREIS
• 2013-02-15 Price Changed $34,500 BAREIS
• 2013-01-27 Listed $41,500 BAREIS