1597 Alamo Dr #153 · Vacaville, CA 95687

$209,900

2 bd · 2.0 ba · 1,720 sqft · Manufactured · 36 Days on market

Built 1984 $122/sqft · 13% above area Est $186k · 13% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and beautifully updated 2-bedroom, 2-bath retreat in a sought-after 55+ community in Vacaville. At 1720 square feet, this home offers the comfort, privacy, and thoughtful upgrades today's buyers are looking for at an exceptional value. The primary suite is a true sanctuary with a massive walk-in closet, barn door entry to the en suite bath, soaking tub, large shower, updated vanity, new flooring, and modern lighting. Just off the bedroom, a sun-filled office and den with a skylight, ceiling fan, and its own heating and cooling, perfect for a home office, hobby space, or reading retreat with French doors leading to the living room. The remodeled kitchen features

Key facts

• Quartz countertops
• Stone-floor shower
• Walk-in closet

Tags

• WALK-IN CLOSET
• BARN DOOR ENTRY
• SOAKING TUB
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• STONE-FLOOR SHOWER

Property features AI

Finance

• Financial info: Monthly land lease: $832
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer
• Home design: Manufactured home (in park), triple wide; Updated/remodeled condition; Located in a senior community; Land lease property
• Construction: Composition roof; Manufacturer: Silvercrest IND (Starcrest model)
• Exterior features: Covered patio; Carport awning; Patio awning

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with tub and shower stall(s)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Accessible elevator installed; Pantry closet; Cathedral/vaulted living room; Dining and living room combined
• Laundry & utility: Inside laundry area with electric hookups (washer/dryer hookups only)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($204k) 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 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $186,000
• List price: $209,900
• Delta: 12.85%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1597 Alamo Dr #175	0.03mi	3/2.0 (+1)	1,552 (-10%)	4mo	$165,500	$107	74
1597 Alamo Dr #186	0.03mi	3/2.0 (+1)	1,674 (-3%)	22mo	$299,900	$179	70
1597 Alamo Dr #195	0.03mi	2/2.0	1,498 (-13%)	18mo	$160,000	$107	62
1597 Alamo Dr #194	0.14mi	3/2.0 (+1)	1,500 (-13%)	12mo	$166,000	$111	57

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $6,403
• Equity at exit: $31,297

10-year hold

• IRR: 9.4%
• Equity multiple: 1.62×
• Total profit: $36,576
• Equity at exit: $18,148

Cash invested: $58,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $763

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 68%

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: $52,475
• Closing costs: $6,297
• 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	0.23mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	13d	22	0.60mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	13d	1	0.67mi
600 Rialto Dr Vacaville, CA	3.0	2.0	1600	$2,750	$1.72	43d	1	0.89mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	43d	1	0.93mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,998	$2.86	2d	15	1.03mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	43d	1	1.04mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	43d	1	1.14mi
398 Aaron Cir Vacaville, CA	3.0	3.0	1700	$3,295	$1.94	23d	1	1.17mi
642 Silvertop Way Vacaville, CA	3.0	2.0	1692	$2,995	$1.77	23d	1	1.22mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	43d	1	1.38mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	13d	15	1.43mi

Listing history 19 events

1. 2026-06-18
   price $209,900 Active 36 DOM
2. 2026-06-18
   days on market $215,000 Active 36 DOM
3. 2026-06-17
   days on market $215,000 Active 35 DOM
4. 2026-06-16
   days on market $215,000 Active 34 DOM
5. 2026-06-15
   days on market $215,000 Active 33 DOM
6. 2026-06-14
   days on market $215,000 Active 31 DOM
7. 2026-06-13
   statusdays on market $215,000 Active 30 DOM
8. 2026-06-10
   days on market $215,000 Contingent (Show) 28 DOM
9. 2026-06-09
   days on market $215,000 Contingent (Show) 27 DOM
10. 2026-06-09
    status $215,000 Contingent (Show) 26 DOM
11. 2026-06-08
    days on market $215,000 Active 26 DOM
12. 2026-06-07
    days on market $215,000 Active 25 DOM
13. 2026-06-05
    days on market $215,000 Active 22 DOM
14. 2026-06-03
    days on market $215,000 Active 21 DOM
15. 2026-06-02
    days on market $215,000 Active 20 DOM
16. 2026-06-01
    days on market $215,000 Active 19 DOM
17. 2026-05-31
    days on market $215,000 Active 18 DOM
18. 2026-05-30
    days on market $215,000 Active 17 DOM
19. 2026-05-13
    listed $215,000 Active 1245-char remark

ⓘ 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: $33,621
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$6,106
• Taxable income: $6,180
• Est. tax owed @ 24.0%: −$1,483
• After-tax cash flow: $7,671/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: 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

3 events — show timeline

• 2026-06-10 Relisted — BAREIS
• 2026-06-08 Contingent — BAREIS
• 2026-05-13 Listed $215,000 BAREIS