77 Anza Ct · Fairfield, CA 94534

$140,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 12 Days on market

Built 2004 Good condition Est $168k · 17% 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 +14.9/15.0
• 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 +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 77 Anza Court in Pacific Estates Mobile Park where comfort convenience and community come together This home is ideally located just around the corner from the pool and clubhouse offering easy access to the park's most enjoyed amenities Inside you will find a spacious floor plan with fresh interior paint and newer flooring creating a clean move in ready feel The home features central heat and air for year round comfort Enjoy a private yard area perfect for relaxing gardening or entertaining along with two storage sheds for extra space and a covered parking area conveniently located next to the home This well maintained property offers both functionality and charm in a welcoming c

Key facts

• Private yard area
• Central heat and air
• Spacious floor plan

Tags

• PRIVATE YARD AREA
• TWO STORAGE SHEDS
• COVERED PARKING AREA
• CENTRAL HEAT AND AIR
• SPACIOUS FLOOR PLAN

Property features AI

Finance

• Financial info: Monthly land lease: $650
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking (1 space)
• Utilities: Gas plumbed with individual gas meter; Public sewer
• Home design: Single-wide manufactured home
• Exterior features: Located in Pacific Estates Mobile Park; Manufactured home in a park (single wide)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laundry inside the home; Tub with shower over
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 12.1% 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 soft (-0.3%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent is only 18% of the median local income ($140k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $167,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Anza Ct	0.00mi	2/1.0	780 (0%)	1mo	$155,000	$199	99
46 Anza Ct	0.01mi	2/1.0	720 (-8%)	3mo	$155,000	$215	85
20 Balboa Ct	0.04mi	2/1.0	784 (+0%)	21mo	$159,000	$203	80
55 Anza Ct	0.11mi	2/2.0	800 (+3%)	15mo	$185,000	$231	74
41 Anza Ct	0.01mi	3/1.0 (+1)	864 (+11%)	18mo	$190,000	$220	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.36×
• Total profit: $14,085
• Equity at exit: $20,874

10-year hold

• IRR: 16.0%
• Equity multiple: 2.12×
• Total profit: $44,024
• Equity at exit: $12,105

Cash invested: $39,200 (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 94534

• Rents YoY: -0.3%
• Active inventory: 146
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $672

Break-even live

Break-even rent $1,225

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Pacific Ave Unit 205D Fairfield, CA	2.0	1.0	808	$1,675	$2.07	23d	1	0.10mi
2215 Peach Tree Dr Fairfield, CA	1.0–2.0	1.0	701	$2,375	$3.39	13d	3	0.15mi
237 Alaska Ave Unit 8 Fairfield, CA	2.0	1.0	800	$1,850	$2.31	43d	1	0.16mi
131 Alaska Ave Apt 12 Fairfield, CA	2.0	1.0	800	$1,795	$2.24	43d	1	0.17mi
101 Tabor Ave Unit A Fairfield, CA	3.0	1.0	900	$2,100	$2.33	43d	1	0.18mi
195 E Pacific Ave Unit 19 Fairfield, CA	2.0	2.0	1000	$1,949	$1.95	13d	1	0.18mi
540 Pacific Ave Unit 6 Fairfield, CA	2.0	1.5	800	$1,800	$2.25	23d	1	0.19mi
2101 Santa Ana Dr Apt 48 Fairfield, CA	1.0	1.0	772	$1,395	$1.81	43d	1	0.23mi
2134 Union Ave Fairfield, CA	2.0	1.0	950	$2,395	$2.52	43d	1	0.26mi
2124 Santa Ana Dr Fairfield, CA	2.0	1.0	1000	$2,020	$2.02	43d	1	0.26mi
2450 Peach Tree Dr Fairfield, CA	2.0	1.0	810	$2,199	$2.71	13d	2	0.35mi
319 E Tabor Ave Fairfield, CA	1.0–2.0	1.0	625	$2,111	$3.38	21d	4	0.45mi
2376 Fairfield Ave Fairfield, CA	1.0	1.0	620	$2,174	$3.51	13d	2	0.50mi
2355 Fairfield Ave Fairfield, CA	1.0	1.0	769	$1,740	$2.26	13d	3	0.53mi
2323 Fairfield Ave Fairfield, CA	1.0	1.0	620	$1,901	$3.07	23d	5	0.57mi
1736 Fillmore St Unit 1 Fairfield, CA	2.0	1.0	850	$1,800	$2.12	43d	1	0.60mi
1111 Alaska Ave Fairfield, CA	1.0–2.0	1.0	787	$2,249	$2.86	13d	10	0.61mi
50 El Basset Ct #50 Fairfield, CA	2.0	1.0	850	$2,450	$2.88	43d	1	0.63mi
53 El Basset Ct Fairfield, CA	2.0	1.5	997	$2,100	$2.11	13d	1	0.65mi
1712 Arthur Ct Unit 1712A Fairfield, CA	2.0	1.0	740	$1,800	$2.43	21d	1	0.65mi
1746 Kidder Ave Unit 10 Fairfield, CA	1.0	1.0	675	$1,495	$2.21	43d	1	0.66mi
1746 Kidder Ave Unit 5 Fairfield, CA	2.0	1.0	775	$1,900	$2.45	43d	1	0.66mi
708 E Tabor Ave Unit 76612 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	43d	1	0.70mi
460 San Marco St Unit D Fairfield, CA	2.0	1.0	640	$1,650	$2.58	43d	1	0.71mi
459 San Marco St Unit 4 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	23d	1	0.72mi
459 San Marco St Unit 3 Fairfield, CA	2.0	1.0	650	$1,600	$2.46	43d	1	0.73mi
100 Hawthorn Dr Fairfield, CA	1.0–2.0	1.0	726	$2,249	$3.10	13d	11	0.74mi
1890 Dover Ave Fairfield, CA	1.0–2.0	1.0–2.0	835	$1,995	$2.39	13d	2	0.75mi
2915 N Texas St Fairfield, CA	2.0	1.0–2.0	838	$2,225	$2.66	43d	2	0.82mi
2915 N Texas St Fairfield, CA	2.0	1.0–2.0	842	$2,350	$2.79	13d	1	0.82mi
766 E Tabor Ave Unit 12 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	43d	1	0.83mi
1600 Travion Ct Fairfield, CA	2.0	1.0	837	$1,950	$2.33	43d	3	0.84mi
1206 Dana Dr Unit 02 Fairfield, CA	2.0	1.5	1100	$1,925	$1.75	43d	1	0.91mi
1415 Union Ave Fairfield, CA	1.0	1.0	650	$1,750	$2.69	43d	1	0.93mi
1240 Dana Dr Fairfield, CA	2.0	2.0	950	$1,800	$1.89	43d	1	0.96mi
2800 Dover Ave Unit G6 Fairfield, CA	2.0	1.0	950	$2,095	$2.21	23d	1	0.99mi
3001 N Texas St Fairfield, CA	1.0–2.0	1.0–2.0	931	$2,374	$2.55	13d	8	1.04mi
2550 Hilborn Rd Fairfield, CA	1.0–2.0	1.0–2.0	870	$2,563	$2.95	13d	16	1.05mi
713 E Travis Blvd Fairfield, CA	1.0–2.0	1.0–1.5	827	$2,277	$2.75	43d	1	1.07mi
1930 Manor Pl Unit 1 Fairfield, CA	2.0	1.5	1100	$2,150	$1.95	21d	1	1.35mi

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   listed $140,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°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: $24,909
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$4,073
• Taxable income: $6,209
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $6,578/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Pacific Estates Mobile Park offers a good condition with fresh paint and a well-maintained exterior. Upgrades to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window screens — Screens improve energy efficiency and security
• Both Install new flooring in kitchen and bathrooms — New flooring can significantly increase the home's appeal and value
• Both Upgrade HVAC system — Modern HVAC can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window screens — Screens improve energy efficiency and security ↑
• Both Install new flooring in kitchen and bathrooms — New flooring can significantly increase the home's appeal and value ↑
• Both Upgrade HVAC system — Modern HVAC can improve comfort and energy efficiency ↑

ⓘ 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): 41,203
• Household income: $140,198
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 803.0

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 0.76)
• Race & ethnicity: White 38% Asian 24% Hispanic / Latino 17% Two or more races 14% Black 12% Pacific Islander 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 6% Lithuanian 2% Russian 1%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 9% Tagalog/Filipino 6% Chinese 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: ▼ -360.51%
• Current HPI: 236.509
• Rent YoY: ▼ -0.35%
• 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

2 events — show timeline

• 2026-04-21 Pending — BAREIS
• 2026-04-09 Listed $140,000 BAREIS