424 San Marco St · Fairfield, CA 94533

$915,000

10 bd · 3.0 ba · 3,840 sqft · MultiFamily public records · 63 Days on market

Built 1961 7,318 sqft lot $238/sqft · at area comps Est $918k · at est. $520/mo HOA · 27% of rent

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.7/15.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8.09% CAP! Please email agent for complete mktng package. (5) spacious 2Bdr/1Bath. Off-site mgnt include in 8.09% CAP rate. Solid investment w double digit cash flow!

Key facts

• Vinyl windows
• Tuck-under parking
• Concrete driveway

Tags

• VINYL WINDOWS
• UPGRADED ELECTRICAL PANELS
• TUCK-UNDER PARKING
• LOW-MAINTENANCE LANDSCAPING
• WALL-MOUNTED HVAC SYSTEMS
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 10-bed/3.0-bath multifamily listed at $915k.

Deal economics

• At list price, monthly cash flow is $55 ($664/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $777k (15.1% below list).
• Recommended offer: $777k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 flat; 264 active listings in the ZIP; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $7,766/mo this rent would consume 107% of the median local household income ($87k/yr) (locally 3474% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 63 days — a 6% lower offer ($860k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask is 50733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $317k; list at $915k implies a 189% gain — meaningful room to come down on a strong offer.

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 $776,600 (15.1% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $918,277
• List price: $915,000
• Delta: -0.36%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-166,433
• Equity at exit: $136,429

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-224,452
• Equity at exit: $79,112

Cash invested: $256,200 (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 94533

• Rents YoY: 0.1%
• Active inventory: 264
• Price-to-rent: 39.3×

Monthly cashflow live

• Estimated rent: $7,766 high
• Mortgage (P&I): −$4,798
• Tax from tax record: −$380 /mo · $4,563/yr
• Insurance: −$381
• HOA: −$520
• Vacancy / Maint / Mgmt: −$1,631
• Net cashflow: $55

Break-even live

Break-even rent $7,696

Max offer price $915,000

Occupancy floor 94%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,768
Total (4 units)			$7,766

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: $228,750
• Closing costs: $27,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $520 · $6,240/yr

Listing history 24 events

1. 2026-06-18
   days on market $915,000 Active 63 DOM
2. 2026-06-17
   days on market $915,000 Active 62 DOM
3. 2026-06-16
   days on market $915,000 Active 61 DOM
4. 2026-06-15
   days on market $915,000 Active 60 DOM
5. 2026-06-14
   days on market $915,000 Active 58 DOM
6. 2026-06-10
   days on market $915,000 Active 55 DOM
7. 2026-06-09
   days on market $915,000 Active 54 DOM
8. 2026-06-08
   days on market $915,000 Active 53 DOM
9. 2026-06-07
   days on market $915,000 Active 52 DOM
10. 2026-06-03
    days on market $915,000 Active 48 DOM
11. 2026-06-02
    days on market $915,000 Active 47 DOM
12. 2026-06-01
    days on market $915,000 Active 46 DOM
13. 2026-05-31
    days on market $915,000 Active 45 DOM
14. 2026-05-30
    days on market $915,000 Active 44 DOM
15. 2024-12-17
    historical $1,800
16. 2024-11-27
    listed $1,800
17. 2011-04-19
    soldstatus $317,000
18. 2011-04-18
    soldstatus $314,100 166-char remark

    Show marketing remark (166 chars)

    8.09% CAP! Please email agent for complete mktng package. (5) spacious 2Bdr/1Bath. Off-site mgnt include in 8.09% CAP rate. Solid investment w double digit cash flow!

19. 2011-03-09
    listed $325,000 166-char remark

    Show marketing remark (166 chars)

    8.09% CAP! Please email agent for complete mktng package. (5) spacious 2Bdr/1Bath. Off-site mgnt include in 8.09% CAP rate. Solid investment w double digit cash flow!

20. 2010-12-21
    soldstatus $307,500 Sold 206-char remark

    Show marketing remark (206 chars)

    True 7.07% CAP with 15% vacancy written & in-placement mgnt. Mgnt cares for grounds & rents units. All 2Bdr/1Bath units- Sep metered for PG&E. Units are in great condition. W/D leased by owner.

21. 2010-05-25
    status Pending 206-char remark

    Show marketing remark (206 chars)

    True 7.07% CAP with 15% vacancy written & in-placement mgnt. Mgnt cares for grounds & rents units. All 2Bdr/1Bath units- Sep metered for PG&E. Units are in great condition. W/D leased by owner.

22. 2010-02-17
    listed $315,000 New 206-char remark

    Show marketing remark (206 chars)

    True 7.07% CAP with 15% vacancy written & in-placement mgnt. Mgnt cares for grounds & rents units. All 2Bdr/1Bath units- Sep metered for PG&E. Units are in great condition. W/D leased by owner.

23. 2007-01-23
    soldstatus $575,000
24. 2003-11-26
    soldstatus $425,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,563 · $380/mo
• Projected year-2 tax: $6,954 · $580/mo
• Expected delta: +$2,391/yr (+$199/mo · 52.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $93,192
• − Mortgage interest: −$51,254
• − Property taxes: −$4,563
• − Insurance: −$4,575
• − Repairs & maintenance: −$7,455
• − Management: −$7,455
• − HOA: −$6,240
• − Depreciation: −$26,618
• Taxable loss: −$14,969
• Est. tax savings @ 24.0%: +$3,593
• After-tax cash flow: $4,256/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: 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): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

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 0.75)
• Race & ethnicity: Hispanic / Latino 39% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% 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: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• 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

-99.6% since first listed

10 events — show timeline

• 2024-12-17 Rental Removed $1,800 RENTALBEAST
• 2024-11-27 Listed for Rent $1,800 RENTALBEAST
• 2011-04-19 Sold (Public Records) $317,000 Public Records
• 2011-04-18 Sold (MLS) $314,100 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-03-09 Listed $325,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-21 Sold (MLS) $307,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-05-25 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-02-17 Listed $315,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-01-23 Sold (Public Records) $575,000 Public Records
• 2003-11-26 Sold (Public Records) $425,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $4,563 · -0.0% YoY. Source: county tax records.