2500 Springs Rd #225 · Vallejo, CA 94591

$98,500

2 bd · 1.0 ba · 600 sqft · Manufactured · 41 Days on market

Built 1970 $164/sqft · 18% above area Est $84k · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy mobile home with 2 bedrooms and 1 large bathroom. Kitchen is bright with newer tile floors, newer double pane windows. Living room and hallways have laminate floors, newer laundry hook ups, & enclosed patio to enjoy the outdoors. Two designated parking spaces. Near the shopping center and restaurants. Hurry this house will not last.

Key facts

• Bright kitchen
• Built-in desk area
• Storage shed

Tags

• BRIGHT KITCHEN
• DEDICATED LIVING AREA
• BUILT-IN DESK AREA
• LAUNDRY HOOKUPS
• ENCLOSED PATIO
• STORAGE SHED

Property features AI

Finance

• Financial info: Land lease amount: $999
• HOA & community: No association; Not a senior community

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Natural gas connected; Public sewer
• Home design: Manufactured in park; Single wide
• Construction: Manufacturer: Fleetwood; Make: Fleetwood; Skirt: unknown
• Exterior features: Located in Trailer City Mobile Home Park; Land lease community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Room air cooling; Heating: see remarks
• Interior features: Shower stall(s)
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k.

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 ($2k rent vs $98k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: 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.
• Zoned schools: Annie Pennycook Elementary (451 students, 75% FRL); Hogan Middle (867 students, 85% FRL); Jesse M. Bethel High (math 32% / reading 52%, grade F, #472 of 1,170 statewide, top 42%, 1,481 students, 79% FRL) — zoned schools average 80% FRL vs 62% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 25% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Vallejo City Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 185 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k 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 + 1.4% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $50k; list at $98k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
5. 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?
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: 2.07% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.48%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $83,651
• List price: $98,500
• Delta: 17.75%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Springs Rd #226	0.00mi	2/1.0	600 (0%)	8mo	$80,000	$133	93
2500 Springs Rd #222	0.00mi	2/1.0	576 (-4%)	23mo	$100,000	$174	74
2500 Springs Rd #143	0.00mi	2/1.0	672 (+12%)	10mo	$89,900	$134	71
2500 Springs Rd #250	0.00mi	1/1.0 (-1)	660 (+10%)	19mo	$30,000	$45	62

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.45×
• Total profit: $39,988
• Equity at exit: $14,687

10-year hold

• IRR: 41.0%
• Equity multiple: 4.55×
• Total profit: $98,016
• Equity at exit: $8,516

Cash invested: $27,580 (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 94591

• Rents YoY: 1.4%
• Active inventory: 185
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $930

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 49%

Sensitivity live

Price	-10% $998	-5% $964	+0% $930	+5% $896	+10% $862
Rent	-10% $769	-5% $850	+0% $930	+5% $1,011	+10% $1,091
Rate	-1.0pp $980	-0.5pp $955	base $930	+0.5pp $905	+1.0pp $879

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Ascot Pkwy Vallejo, CA	1.0–2.0	1.0–2.0	838	$2,379	$2.84	15d	27	0.93mi
308 Annette Ave Vallejo, CA	2.0	1.0	750	$1,800	$2.40	15d	1	1.17mi
412 Home Acres Ave Vallejo, CA	2.0	1.0	724	$1,950	$2.69	25d	1	1.17mi
401 Fleming Ave E Vallejo, CA	1.0	1.0	640	$1,420	$2.22	15d	1	1.26mi
2008 Rice St Vallejo, CA	2.0	1.0	748	$2,250	$3.01	25d	1	1.42mi
1370 Mariposa St Unit Cottage Vallejo, CA	1.0	1.0	500	$1,725	$3.45	45d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $98,500 Active 41 DOM
2. 2026-06-17
   days on market $98,500 Active 40 DOM
3. 2026-06-16
   days on market $98,500 Active 39 DOM
4. 2026-06-15
   days on market $98,500 Active 38 DOM
5. 2026-06-14
   days on market $98,500 Active 36 DOM
6. 2026-06-10
   days on market $98,500 Active 33 DOM
7. 2026-06-09
   days on market $98,500 Active 32 DOM
8. 2026-06-08
   days on market $98,500 Active 31 DOM
9. 2026-06-07
   days on market $98,500 Active 30 DOM
10. 2026-06-05
    days on market $98,500 Active 27 DOM
11. 2026-06-03
    days on market $98,500 Active 26 DOM
12. 2026-06-02
    days on market $98,500 Active 25 DOM
13. 2026-06-01
    days on market $98,500 Active 24 DOM
14. 2026-05-31
    days on market $98,500 Active 23 DOM
15. 2026-05-30
    days on market $98,500 Active 22 DOM
16. 2026-03-25
    listed $98,500 Active 907-char remark
17. 2018-09-21
    soldstatus $50,100 Sold 349-char remark

    Show marketing remark (349 chars)

    Cozy mobile home with 2 bedrooms and 1 large bathroom. Kitchen is bright with newer tile floors, newer double pane windows. Living room and hallways have laminate floors, newer laundry hook ups, & enclosed patio to enjoy the outdoors. Two designated parking spaces. Near the shopping center and restaurants. Hurry this house will not last.

18. 2018-08-17
    historical Contingent 349-char remark

    Show marketing remark (349 chars)

    Cozy mobile home with 2 bedrooms and 1 large bathroom. Kitchen is bright with newer tile floors, newer double pane windows. Living room and hallways have laminate floors, newer laundry hook ups, & enclosed patio to enjoy the outdoors. Two designated parking spaces. Near the shopping center and restaurants. Hurry this house will not last.

19. 2018-07-03
    listed $51,500 Active 349-char remark

    Show marketing remark (349 chars)

    Cozy mobile home with 2 bedrooms and 1 large bathroom. Kitchen is bright with newer tile floors, newer double pane windows. Living room and hallways have laminate floors, newer laundry hook ups, & enclosed patio to enjoy the outdoors. Two designated parking spaces. Near the shopping center and restaurants. Hurry this house will not last.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $24,471
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$2,865
• Taxable income: $10,202
• Est. tax owed @ 24.0%: −$2,449
• After-tax cash flow: $8,715/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

• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 58,193
• Household income: $104,550
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2021.0

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 0.79)
• Race & ethnicity: Asian 28% Hispanic / Latino 24% White 23% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 1% Italian 1% Russian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 65% English-only · Tagalog/Filipino 15% Spanish 14% Chinese 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: ▼ -414.47%
• Current HPI: 282.9528
• Rent YoY: ▲ 1.35%
• 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

+91.3% since first listed

4 events — show timeline

• 2026-03-25 Listed $98,500 BAREIS
• 2018-09-21 Sold (MLS) $50,100 BAREIS
• 2018-08-17 Contingent — BAREIS
• 2018-07-03 Listed $51,500 BAREIS