300 E H St #207 · Benicia, CA 94510

$190,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 7 Days on market

Built 1974 Est $204k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for home located in downtown Benicia Senior Mobile Home Park. Home offers Sun Porch and Enclosed Patio Room, Storage Shed, A/C & Updated Furnace, Wheelchair Lift and room for a Garden. Community pool and meeting room. Wonderful opportunity to be downtown, single level home, close to waterfront!

Key facts

• Gated community
• Clubhouse
• Pool

Tags

• GATED COMMUNITY
• FLEXIBLE DEN
• INDOOR LAUNDRY
• OUTDOOR SPACES
• CLUBHOUSE
• POOL

Property features AI

Finance

• Financial info: Land lease amount: $1,090
• HOA & community: No homeowners association; Located in a senior community; Located in Rancho Benicia park; Land lease required

Exterior

• Parking: Covered parking (1 space)
• Utilities: Individual gas meter; Public sewer
• Home design: Manufactured in-park; Double wide; Fixer / original condition
• Construction: Suncrest make; Manufactured by Fleetwood; Aluminum and vinyl skirting
• Exterior features: Carpeted patio/porch areas; Enclosed deck; Enclosed patio; Porch

Interior

• Kitchen: Free standing electric range; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Skylight(s); Carbon monoxide detector; Smoke detector
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 12.0% vs local median 2.6% in Benicia — 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 68/100 on livability (#269 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A-; Watch: amenities F, cost of living F, health & safety F.
• Benicia Unified (suburban): math 75% / reading 75% proficiency, ranked #35 of 517 in CA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Mary Farmar Elementary (420 students, 25% FRL); Benicia Middle (986 students, 28% FRL); Benicia High (math 75% / reading 75%, grade A-, #66 of 1,170 statewide, top 6%, 1,432 students, 24% FRL).
• Market conditions: Rents soft (-0.8%/yr); 119 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 + 0.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.33%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $204,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E H St #98	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$225,000	$156	95
300 E H St #36	0.00mi	2/2.0 (-1)	1,440 (0%)	2mo	$245,000	$170	94
300 E H St #74	0.00mi	2/2.0 (-1)	1,440 (0%)	2mo	$205,000	$142	93
300 E H St #166	0.00mi	3/2.0	1,440 (0%)	14mo	$210,000	$146	88
300 East H St #186	0.00mi	3/2.0	1,440 (0%)	18mo	$183,000	$127	85
300 E H St #38	0.00mi	3/2.0	1,400 (-3%)	13mo	$170,000	$121	84
300 E H St #163	0.00mi	3/2.0	1,530 (+6%)	15mo	$146,000	$95	77
300 E H St #62	0.01mi	3/2.0	1,344 (-7%)	16mo	$138,000	$103	75
300 E H St #150	0.01mi	3/2.0	1,536 (+7%)	18mo	$156,000	$102	74
300 E H St #76	0.01mi	3/2.0	1,280 (-11%)	17mo	$277,500	$217	67
300 E H St #51	0.00mi	2/2.0 (-1)	1,300 (-10%)	15mo	$190,000	$146	66
300 E East H St #173	0.11mi	2/2.0 (-1)	1,344 (-7%)	16mo	$188,000	$140	66

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $14,262
• Equity at exit: $28,330

10-year hold

• IRR: 13.5%
• Equity multiple: 1.93×
• Total profit: $49,490
• Equity at exit: $16,428

Cash invested: $53,200 (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 94510

• Rents YoY: -0.8%
• Active inventory: 119
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,803 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $835

Break-even live

Break-even rent $1,746

Max offer price $190,000

Occupancy floor 65%

Sensitivity live

Price	-10% $966	-5% $901	+0% $835	+5% $769	+10% $704
Rent	-10% $614	-5% $724	+0% $835	+5% $946	+10% $1,056
Rate	-1.0pp $931	-0.5pp $883	base $835	+0.5pp $786	+1.0pp $736

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W F St Benicia, CA	2.0	1.0	1000	$1,995	$2.00	45d	1	0.35mi
671 Military E Benicia, CA	2.0	1.5	1168	$2,250	$1.93	15d	1	0.61mi
652 E N St Unit East Benicia, CA	2.0	1.5	930	$2,635	$2.83	45d	1	0.63mi
652 E N St Benicia, CA	2.0	1.5	930	$2,635	$2.83	22d	1	0.63mi
802 Military E Benicia, CA	3.0	2.5	1464	$2,950	$2.02	14d	1	0.75mi
522 1/2 W K St Benicia, CA	1.0–3.0	1.0	696	$2,898	$4.16	0d	4	0.89mi
150 Rankin Way Benicia, CA	2.0	2.0	1092	$2,951	$2.70	0d	2	0.99mi
1766 Valerie Ct Benicia, CA	3.0	2.0	1312	$3,895	$2.97	45d	1	1.06mi
138 Warwick Dr #86 Benicia, CA	2.0	1.5	1012	$2,400	$2.37	45d	1	1.17mi
117 Sunset Cir #27 Benicia, CA	3.0	1.5	1197	$2,895	$2.42	6d	1	1.31mi
133 Braemer Ct Benicia, CA	3.0	3.0	1762	$3,795	$2.15	9d	1	1.40mi

Listing history 14 events

1. 2026-06-01
   status $190,000 Pending 7 DOM
2. 2026-05-31
   days on market $190,000 Active 7 DOM
3. 2026-05-30
   days on market $190,000 Active 6 DOM
4. 2026-05-24
   listed $190,000 Active
5. 2017-06-12
   soldstatus $150,000 Sold 310-char remark

   Show marketing remark (310 chars)

   Well cared for home located in downtown Benicia Senior Mobile Home Park. Home offers Sun Porch and Enclosed Patio Room, Storage Shed, A/C & Updated Furnace, Wheelchair Lift and room for a Garden. Community pool and meeting room. Wonderful opportunity to be downtown, single level home, close to waterfront!

6. 2017-06-08
   status Pending 310-char remark

   Show marketing remark (310 chars)

   Well cared for home located in downtown Benicia Senior Mobile Home Park. Home offers Sun Porch and Enclosed Patio Room, Storage Shed, A/C & Updated Furnace, Wheelchair Lift and room for a Garden. Community pool and meeting room. Wonderful opportunity to be downtown, single level home, close to waterfront!

7. 2017-05-16
   historical Contingent 310-char remark

   Show marketing remark (310 chars)

   Well cared for home located in downtown Benicia Senior Mobile Home Park. Home offers Sun Porch and Enclosed Patio Room, Storage Shed, A/C & Updated Furnace, Wheelchair Lift and room for a Garden. Community pool and meeting room. Wonderful opportunity to be downtown, single level home, close to waterfront!

8. 2017-05-12
   listed $159,000 Active 310-char remark

   Show marketing remark (310 chars)

   Well cared for home located in downtown Benicia Senior Mobile Home Park. Home offers Sun Porch and Enclosed Patio Room, Storage Shed, A/C & Updated Furnace, Wheelchair Lift and room for a Garden. Community pool and meeting room. Wonderful opportunity to be downtown, single level home, close to waterfront!

9. 2011-06-30
   soldstatus $52,000 Sold 137-char remark

   Show marketing remark (137 chars)

   VERY WELL CARED FOR! 3 BEDROOMS, BUT 1 BEDROOM CONVERTED TO OFFICE (VERY NEAT) SENIORS PARK ONLY. 2 BLKS FROM BEAUTIFUL DOWNTOWN BENICIA.

10. 2011-06-28
    soldstatus $52,000 Sold
11. 2011-06-22
    status Pending 137-char remark

    Show marketing remark (137 chars)

    VERY WELL CARED FOR! 3 BEDROOMS, BUT 1 BEDROOM CONVERTED TO OFFICE (VERY NEAT) SENIORS PARK ONLY. 2 BLKS FROM BEAUTIFUL DOWNTOWN BENICIA.

12. 2011-06-22
    status Pending

    Show marketing remark (137 chars)

    VERY WELL CARED FOR! 3 BEDROOMS, BUT 1 BEDROOM CONVERTED TO OFFICE (VERY NEAT) SENIORS PARK ONLY. 2 BLKS FROM BEAUTIFUL DOWNTOWN BENICIA.

13. 2011-05-04
    listed $54,900 Active

    Show marketing remark (137 chars)

    VERY WELL CARED FOR! 3 BEDROOMS, BUT 1 BEDROOM CONVERTED TO OFFICE (VERY NEAT) SENIORS PARK ONLY. 2 BLKS FROM BEAUTIFUL DOWNTOWN BENICIA.

14. 2011-05-04
    listed $54,900 New 137-char remark

    Show marketing remark (137 chars)

    VERY WELL CARED FOR! 3 BEDROOMS, BUT 1 BEDROOM CONVERTED TO OFFICE (VERY NEAT) SENIORS PARK ONLY. 2 BLKS FROM BEAUTIFUL DOWNTOWN BENICIA.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,638
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,691
• − Management: −$2,691
• − Depreciation: −$5,527
• Taxable income: $7,488
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $8,223/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: Benicia Unified
• NCES district ID: 0604620
• Math proficiency: 75% ▲ 21.00%
• Reading proficiency: 75% ▲ 17.00%
• Median HH income: $88,573
• Composite: 67.21/100
• National rank: #387
• State rank: #35 of 517 in CA

Livability — Benicia

• Score: 68/100
• State rank: #269
• US rank: #9131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benicia, CA
• County: Solano County · 433,239 people
• City population: 26,749
• Metro: Vallejo, CA
• Population (ZIP): 26,749
• Household income: $121,204
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Hispanic / Latino 15% Two or more races 15% Asian 12% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 8% Tagalog/Filipino 3% Other Indo-European 3%

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: ▼ -751.84%
• Current HPI: 265.4288
• Rent YoY: ▼ -0.82%
• 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

+246.1% since first listed

11 events — show timeline

• 2026-05-24 Listed $190,000 BAREIS
• 2017-06-12 Sold (MLS) $150,000 BAREIS
• 2017-06-08 Pending — BAREIS
• 2017-05-16 Contingent — BAREIS
• 2017-05-12 Listed $159,000 BAREIS
• 2011-06-30 Sold (MLS) $52,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-06-28 Sold (MLS) $52,000 BAREIS
• 2011-06-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-06-22 Pending — BAREIS
• 2011-05-04 Listed $54,900 BAREIS
• 2011-05-04 Listed $54,900 bridgeMLS, Bay East AOR, or Contra Costa AOR