136 Ann Ct · Vallejo, CA 94590

$207,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 6 Days on market

Built 1975 Good condition

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in Carquinez Highlands Mobile Home Estates, this move-in ready 2-bedroom, 1-bath home is nestled in a charming, well-established community right next to California Maritime University. With approximately 900 sq. ft. of thoughtfully utilized space, this corner-lot gem offers the perfect blend of cozy living and modern updates. Stay comfortable year-round with central heating and air conditioning and enjoy the peace of mind that comes with updated windows that bring in natural light while keeping energy costs down. The kitchen is equipped with a refrigerator, stove and dishwasher everything you need from day one. Step outside and enjoy not one, but two decks ideal for morning coff

Key facts

• Updated windows
• Central heat and air
• Two decks

Tags

• CORNER LOT
• UPDATED WINDOWS
• CENTRAL HEAT AND AIR
• TWO DECKS
• TWO STORAGE SHEDS
• LONG DRIVEWAY

Property features AI

Finance

• Financial info: Future space rent listed as 0
• HOA & community: No association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Other utilities; Other sewer
• Home design: Manufactured in park; Double wide
• Construction: Merry Homes manufacturer; Aluminum skirting
• Exterior features: Located in Carquinez Highlands Mobile Home Estates park; Land lease community

Interior

• Kitchen: Free standing gas range; Free standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Laminate flooring; Tile bathroom surfaces
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $207k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Cap rate 8.7% 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: schools D-, 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.
• Market conditions: Rents flat; 176 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent runs 43% of the median local income ($65k/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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $207,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-12,367
• Equity at exit: $30,864

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,750
• Equity at exit: $17,898

Cash invested: $57,960 (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 94590

• Rents YoY: 0.7%
• Active inventory: 176
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $415

Break-even live

Break-even rent $1,811

Max offer price $207,000

Occupancy floor 77%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Sea Crest Cir Vallejo, CA	2.0	1.0	900	$2,350	$2.61	43d	1	0.22mi
152 Jordan St Vallejo, CA	2.0	1.0	750	$2,175	$2.90	43d	1	0.22mi
1107 Porter St Vallejo, CA	1.0–2.0	1.0–2.0	751	$2,250	$2.99	2d	10	0.44mi
706 La Canyada Dr Vallejo, CA	3.0	2.0	1075	$2,799	$2.60	13d	1	0.49mi
1007 Grant St Unit 1007 Vallejo, CA	2.0	1.0	600	$1,850	$3.08	23d	1	0.56mi
532 Magazine St Vallejo, CA	2.0	2.0	762	$3,188	$4.18	1d	9	0.59mi
532 Magazine St Vallejo, CA	2.0	1.0–2.0	792	$2,988	$3.77	3d	11	0.59mi
532 Magazine St Vallejo, CA	1.0–2.0	1.0–2.0	792	$2,888	$3.65	24d	12	0.59mi
961 Porter St Vallejo, CA	2.0–3.0	1.0–3.0	1159	$2,406	$2.08	1d	11	0.60mi
935 Sheridan St Unit C Vallejo, CA	2.0	1.0	800	$2,190	$2.74	23d	1	0.67mi
929 Sheridan St Unit A Vallejo, CA	2.0	1.0	650	$2,250	$3.46	23d	1	0.68mi
962 Pine St Vallejo, CA	3.0	2.0	1000	$3,200	$3.20	43d	1	0.71mi
924 Palou St Vallejo, CA	3.0	1.0	966	$2,500	$2.59	23d	1	0.75mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1100	$2,350	$2.14	23d	2	0.85mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1038	$2,150	$2.07	43d	2	0.85mi
1201 Glen Cove Pkwy #1407 Vallejo, CA	2.0	2.0	1101	$2,400	$2.18	16d	1	0.90mi
403 Gilcrest Ave Unit 403 Vallejo, CA	2.0	1.0	850	$1,599	$1.88	43d	1	0.96mi
551 5th St Vallejo, CA	3.0	1.0	1000	$2,550	$2.55	23d	1	1.08mi
412 Home Acres Ave Vallejo, CA	2.0	1.0	724	$1,950	$2.69	23d	1	1.41mi
308 Annette Ave Vallejo, CA	2.0	1.0	750	$1,800	$2.40	13d	1	1.41mi

Listing history 6 events

1. 2026-06-18
   days on market $207,000 Active 6 DOM
2. 2026-06-17
   days on market $207,000 Active 5 DOM
3. 2026-06-16
   days on market $207,000 Active 4 DOM
4. 2026-06-15
   days on market $207,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $207,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $28,026
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$6,022
• Taxable income: $1,785
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $4,546/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 1-bath home in Carquinez Highlands Mobile Home Estates offers a blend of cozy living and modern updates, with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace outdoor lighting — Improves safety and ambiance
• Both Install smart thermostat — Saves energy and attracts eco-conscious buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace outdoor lighting — Improves safety and ambiance ↑
• Both Install smart thermostat — Saves energy and attracts eco-conscious buyers ↑

ⓘ 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: 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

• Census place: Vallejo, CA
• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 37,128
• Household income: $65,290
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 2972.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 21% Two or more races 14% Asian 13% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 65% English-only · Spanish 21% Tagalog/Filipino 9% Other Indo-European 1%

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: ▼ -530.45%
• Current HPI: 321.0365
• Rent YoY: ▲ 0.71%
• 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

1 event — show timeline

• 2026-06-12 Listed $207,000 BAREIS