498 Edwards St · Vallejo, CA 94589

$29,995

2 bd · 1.0 ba · 720 sqft · Manufactured · 14 Days on market

Built 1976

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Vallejo Mobile Home park. Close proximity to San Fransicsco. This 2/1 fixer is overall in great shape. Just needs some cosmetic updating.

Key facts

• Parking
• Built 1976
• Listed 14 days

Property features AI

Finance

• Financial info: Monthly land lease: $1,250
• HOA & community: No association

Exterior

• Parking: 1 parking space
• Utilities: Utilities: Other; Sewer: Other; Water: Other; No on-site power production (no solar)
• Home design: Manufactured in park (single wide); Fixer condition; Built in 1976
• Construction: Aluminum skirting; Fleetwood manufacturer/make
• Exterior features: Located in a land-lease/mobile home park (land lease applies)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Other heating; Other cooling
• Interior features: Laundry located inside the home; Pets allowed (dogs and cats)
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 62.0% 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 rising fast (+5.5%/yr); 70 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $207 of loan paydown is wiped out by about $900 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 + 5.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,995

Questions for the listing agent

1. Built in 1976 — 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 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. 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?
7. 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.
8. 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.
9. 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: 6.75% ✓
• Cap rate: 62.00%
• Cash-on-cash: 198.95%
• DSCR: 9.85
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Olive St Unit L426	0.08mi	2/1.0	720 (0%)	24mo	$25,000	$35	76
151 Mimosa Ct	0.38mi	2/1.0	720 (0%)	16mo	$79,000	$110	69
29 Catalpa Dr	0.33mi	2/1.0	780 (+8%)	8mo	$165,000	$212	64
104 Ivy Ln	0.46mi	2/1.0	744 (+3%)	20mo	$174,000	$234	56
112 Mimosa Ave	0.42mi	2/1.0	800 (+11%)	8mo	$125,000	$156	56
317 Tall Trees Dr	0.04mi	1/1.0 (-1)	624 (-13%)	22mo	$80,000	$128	53
91 Goldenrod St	0.38mi	2/1.0	780 (+8%)	24mo	$159,000	$204	49

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.39×
• Total profit: $62,085
• Equity at exit: $4,472

10-year hold

• IRR: —
• Equity multiple: 19.65×
• Total profit: $156,627
• Equity at exit: $2,593

Cash invested: $8,399 (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 94589

• Rents YoY: 5.5%
• Active inventory: 70
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $966

Break-even live

Break-even rent $802

Max offer price $29,995

Occupancy floor 47%

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: $7,499
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Tobin Dr Unit 2 Vallejo, CA	1.0	1.0	440	$1,700	$3.86	23d	1	0.71mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	14d	1	0.75mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	14d	1	0.92mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	14d	20	1.09mi
511 Lighthouse Dr Vallejo, CA	1.0	1.0	718	$1,800	$2.51	14d	1	1.26mi
2401 Broadway Unit 107 Vallejo, CA	1.0	1.0	590	$1,795	$3.04	44d	1	1.34mi
2401 Broadway Unit 105 Vallejo, CA	1.0	1.0	589	$1,795	$3.05	14d	1	1.36mi
1910 Marin St Vallejo, CA	2.0	1.0	725	$2,550	$3.52	44d	1	1.43mi

Listing history 12 events

1. 2026-06-18
   days on market $29,995 Active 14 DOM
2. 2026-06-17
   days on market $29,995 Active 13 DOM
3. 2026-06-16
   days on market $29,995 Active 12 DOM
4. 2026-06-15
   days on market $29,995 Active 11 DOM
5. 2026-06-14
   days on market $29,995 Active 9 DOM
6. 2026-06-10
   days on market $29,995 Active 6 DOM
7. 2026-06-09
   days on market $29,995 Active 5 DOM
8. 2026-06-08
   days on market $29,995 Active 4 DOM
9. 2026-06-07
   remarks 153-char remark
10. 2026-06-07
    days on market $29,995 Active 3 DOM
11. 2026-06-05
    remarks 116-char remark
12. 2026-06-05
    listed $29,995 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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 14 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: $24,300
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$5,268
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$873
• Taxable income: $12,140
• Est. tax owed @ 24.0%: −$2,914
• After-tax cash flow: $8,677/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

• Census place: Vallejo, CA
• County: Solano County · 433,239 people
• City population: 125,311
• Metro: Vallejo, CA
• Population (ZIP): 29,990
• Household income: $92,735
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1317.0

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% Asian 23% Black 15% White 15% Two or more races 12% Pacific Islander 3%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Russian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 50% English-only · Spanish 29% Tagalog/Filipino 14% Other Asian/Pacific 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: ▼ -421.47%
• Current HPI: 280.1352
• Rent YoY: ▲ 5.46%
• 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