362 Tabor Ave · Fairfield, CA 94533

$2,600

2 bd · 3.0 ba · 1,269 sqft · Condo public records · 4 Days on market

Built 1984 $2/sqft · 99% below area $100/mo HOA · 4% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks

Charming condominium for Rent! Discover your new home in this beautifully renovated townhouse, nestled in a friendly and quiet neighborhood. Enjoy the perfect balance of convenience and tranquility, with amenities just a short distance away but not too close to disrupt your peace. Features: All Appliances Included. This property comes fully equipped with essential appliances, including a refrigerator, dishwasher, washer, and dryer, making your move-in seamless. The outdoor space: Relax in the peaceful yard, ideal for summer barbecues or unwinding after a long day. Comfortable Living: Perfect for a family or individual seeking comfort and a sense of community. This lovely condominium is wait

Key facts

• Renovated townhouse
• Peaceful yard
• $100 HOA

Tags

• RENOVATED TOWNHOUSE
• ALL APPLIANCES INCLUDED
• PEACEFUL YARD

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee of $100) covering common areas; Association offers other shared amenities

Exterior

• Parking: Assigned parking; Garage with door opener; 1 garage space (2 total parking spaces)
• Utilities: Public sewer
• Home design: Residential condominium; Two stories; Main-level entry includes kitchen and living room
• Exterior features: Garden; Common facility pool; Private pool available; No spa; Does not allow horses

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 3 bathrooms (2 full, 1 partial)
• Heating & cooling: Central heating; Central cooling
• Interior features: Stone fireplace (1); No basement; Two-story layout
• Laundry & utility: Washer and dryer included, located inside the unit

🏷️ Possibly a rental listed for sale. The $2,600 price doesn't fit this home's estimated sale value (~$329,375) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Cap rate 814.1% 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 flat; 264 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); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $18 of loan paydown is wiped out by about $78 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 + 0.1% rent growth), your $728 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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.

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 $2,600

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 90.95% ✓
• Cap rate: 814.07%
• Cash-on-cash: 2884.93%
• DSCR: 129.36
• GRM: 0.1

CMA / ARV

• ARV (median comp): $329,375
• List price: $2,600
• Delta: 22.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 144.62×
• Total profit: $104,553
• Equity at exit: $388

10-year hold

• IRR: —
• Equity multiple: 288.66×
• Total profit: $209,417
• Equity at exit: $225

Cash invested: $728 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$14
• Tax est. 1.5%: −$3 /mo · $39/yr
• Insurance: −$1
• HOA: −$100
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,750

Break-even live

Break-even rent $149

Max offer price $2,600

Occupancy floor 21%

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: $650
• Closing costs: $78
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
362 Tabor Ave Fairfield, CA	2.0	2.5	1269	$2,500	$1.97	23d	1	0.04mi
451 Tabor Ave Fairfield, CA	2.0	2.5	1269	$2,500	$1.97	43d	1	0.11mi
101 Tabor Ave Unit A Fairfield, CA	3.0	1.0	900	$2,100	$2.33	43d	1	0.21mi
2124 Santa Ana Dr Fairfield, CA	2.0	1.0	1000	$2,020	$2.02	43d	1	0.27mi
195 E Pacific Ave Unit 19 Fairfield, CA	2.0	2.0	1000	$1,949	$1.95	13d	1	0.28mi
2134 Union Ave Fairfield, CA	2.0	1.0	950	$2,395	$2.52	43d	1	0.37mi
519 San Remo St Fairfield, CA	3.0	2.0	1860	$2,700	$1.45	43d	1	0.49mi
2217 Santa Fe Ct Fairfield, CA	3.0	2.0	1398	$2,700	$1.93	43d	1	0.55mi
1600 Travion Ct Fairfield, CA	2.0	1.0	837	$1,950	$2.33	43d	3	0.56mi
708 E Tabor Ave Unit 76612 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	43d	1	0.59mi
1890 Dover Ave Fairfield, CA	1.0–2.0	1.0–2.0	835	$1,995	$2.39	13d	2	0.60mi
287 Camellia St Fairfield, CA	3.0	2.0	1750	$2,950	$1.69	13d	1	0.69mi
766 E Tabor Ave Unit 12 Fairfield, CA	2.0	1.0	950	$1,750	$1.84	43d	1	0.71mi
53 El Basset Ct Fairfield, CA	2.0	1.5	997	$2,100	$2.11	13d	1	0.76mi
1206 Dana Dr Unit 02 Fairfield, CA	2.0	1.5	1100	$1,925	$1.75	43d	1	0.76mi
713 E Travis Blvd Fairfield, CA	1.0–2.0	1.0–1.5	827	$2,277	$2.75	43d	1	0.78mi
1240 Dana Dr Fairfield, CA	2.0	2.0	950	$1,800	$1.89	43d	1	0.80mi
1111 Alaska Ave Fairfield, CA	1.0–2.0	1.0	787	$2,249	$2.86	13d	10	0.80mi
145 Del Rey Ct Fairfield, CA	3.0	1.5	1164	$2,500	$2.15	13d	1	0.86mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	44d	1	0.86mi
849 Finch Way Fairfield, CA	3.0	2.0	1300	$2,895	$2.23	43d	1	0.86mi
2308 Pennsylvania Ave Fairfield, CA	2.0	1.0	1852	$2,395	$1.29	43d	1	0.91mi
1777 Daniel Ct Fairfield, CA	3.0	2.5	1600	$2,955	$1.85	23d	1	0.93mi
824 Taft St Fairfield, CA	3.0	1.0	1200	$2,600	$2.17	13d	1	0.94mi
2578 Pembrook Way Fairfield, CA	3.0	2.0	1130	$2,650	$2.35	43d	1	1.00mi
1037 Mockingbird Ln Fairfield, CA	3.0	2.0	1476	$2,695	$1.83	43d	1	1.04mi
100 Hawthorn Dr Fairfield, CA	1.0–2.0	1.0	726	$2,249	$3.10	13d	11	1.08mi
1349 Blossom Ave Fairfield, CA	1.0–3.0	1.0–3.0	1017	$2,795	$2.75	1d	11	1.18mi
2543 Hastings Way Fairfield, CA	3.0	2.0	1603	$3,019	$1.88	43d	1	1.22mi
1930 Manor Pl Unit 1 Fairfield, CA	2.0	1.5	1100	$2,150	$1.95	21d	1	1.23mi
2800 Dover Ave Unit G6 Fairfield, CA	2.0	1.0	950	$2,095	$2.21	23d	1	1.24mi
2542 Vista Grande Fairfield, CA	3.0	2.5	1712	$2,850	$1.66	43d	1	1.25mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	43d	1	1.26mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	13d	1	1.26mi
1960 Grande Cir #42 Fairfield, CA	3.0	1.5	1176	$2,500	$2.13	43d	1	1.30mi
1970 Grande Cir #19 Fairfield, CA	2.0	1.5	1095	$2,200	$2.01	23d	1	1.32mi
2550 Hilborn Rd Fairfield, CA	1.0–2.0	1.0–2.0	870	$2,563	$2.95	13d	16	1.32mi
233 Marina Blvd Suisun City, CA	2.0–3.0	1.0	815	$2,014	$2.47	43d	1	1.33mi
1990 Grande Cir Fairfield, CA	2.0	1.0–1.5	895	$2,135	$2.39	3d	15	1.33mi
319 Flagstone Cir Suisun City, CA	3.0	3.0	1366	$3,400	$2.49	43d	1	1.34mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $2,600 Active 4 DOM
2. 2026-06-17
   days on market $2,600 Active 3 DOM
3. 2026-06-16
   days on market $2,600 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricedays on marketlisting id $2,600 Active 1 DOM
6. 2026-05-06
   listed $405,000 Active 151-char remark
7. 2026-04-19
   listed $2,500
8. 2024-06-27
   historical $2,400
9. 2024-06-20
   price $2,400
10. 2024-05-31
    price $2,700
11. 2024-05-21
    listed $2,800
12. 2024-01-28
    price $408,000
13. 2023-12-12
    listed $420,000 Active
14. 2021-11-05
    soldstatus $361,000
15. 2021-10-15
    soldstatus $360,800 Sold
16. 2021-09-18
    status Pending
17. 2021-09-07
    listed $360,000 New
18. 2005-06-30
    soldstatus $5,580,000
19. 1999-09-07
    soldstatus $2,250,000
20. 1988-07-05
    soldstatus $1,845,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $28,377
• − Mortgage interest: −$146
• − Property taxes: −$39
• − Insurance: −$13
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$1,200
• − Depreciation: −$76
• Taxable income: $22,364
• Est. tax owed @ 24.0%: −$5,367
• After-tax cash flow: $15,635/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

-99.9% since first listed

19 events — show timeline

• 2026-06-17 Listed for Rent $2,600 TURBOTENANT
• 2026-06-15 Price Changed $2,600 BAREIS
• 2026-06-14 Listed $2,600,000 BAREIS
• 2026-06-04 Rental Removed $2,500 APPFOLIO
• 2026-05-06 Listed $405,000 BAREIS
• 2026-04-19 Listed for Rent $2,500 APPFOLIO
• 2024-06-27 Rental Removed $2,400 APPFOLIO
• 2024-06-20 Price Changed $2,400 APPFOLIO
• 2024-05-31 Price Changed $2,700 APPFOLIO
• 2024-05-21 Listed for Rent $2,800 APPFOLIO
• 2024-01-28 Price Changed $408,000 BAREIS
• 2023-12-12 Listed $420,000 BAREIS
• 2021-11-05 Sold (Public Records) $361,000 Public Records
• 2021-10-15 Sold (MLS) $360,800 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-09-18 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-09-07 Listed $360,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-06-30 Sold (Public Records) $5,580,000 Public Records
• 1999-09-07 Sold (Public Records) $2,250,000 Public Records
• 1988-07-05 Sold (Public Records) $1,845,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,205 · +0.0% YoY. Source: county tax records.