1597 Alamo Dr #144 · Vacaville, CA 95687

$145,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 22 Days on market

Built 1988 Est $199k · 27% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-loved home sits in a tucked away nice Senior park with a pool, spa, club house and pool tables. Home has new flooring throughout as well as fresh interior paint. This cozy bright home is ready to move into.

Key facts

• Covered deck
• Newer stove
• Galley-style kitchen

Tags

• COVERED DECK
• GALLEY-STYLE KITCHEN
• NEWER STOVE
• UPDATED COUNTERTOPS
• REFRESHED CABINETRY
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: Land lease amount listed
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; No on-site power production (no solar)
• Home design: Manufactured in park; Double wide
• Construction: Fleetwood Sandalwood model; Skirt: Other
• Exterior features: Located in a manufactured home park (Skylark); Land lease community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Laundry hookups only; Tub with shower over
• Laundry & utility: Washer/dryer hookups (hookups only)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.0% in Vacaville — 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 77/100 on livability (#88 in CA, #3,156 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: schools C-, cost of living F.
• Vacaville Unified (suburban): math 37% / reading 52% proficiency, ranked #522 of 1,400 in CA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 263 active listings in the ZIP; 27 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 $1k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $89k; list at $145k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $142,825 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $199,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Calle Francisca	0.34mi	2/2.0	1,152 (0%)	13mo	$80,000	$69	73
1597 Alamo Dr #187	0.01mi	2/2.0	1,250 (+8%)	21mo	$193,000	$154	68
61 Calle Chapala	0.49mi	3/2.0 (+1)	1,152 (0%)	8mo	$179,900	$156	66
123 Calle Chapultepec St	0.43mi	3/2.0 (+1)	1,152 (0%)	12mo	$220,000	$191	65
1597 Alamo Dr #157	0.03mi	3/2.0 (+1)	1,293 (+12%)	16mo	$199,000	$154	60
91 Calle Jalisco	0.45mi	3/2.0 (+1)	1,248 (+8%)	1mo	$229,000	$183	59
118 Calle Chapultepec	0.44mi	3/2.0 (+1)	1,248 (+8%)	3mo	$186,000	$149	58
68 Calle Chapala	0.48mi	3/2.0 (+1)	1,152 (0%)	23mo	$188,000	$163	54
121 Calle Chapultepec	0.43mi	3/2.0 (+1)	1,248 (+8%)	10mo	$234,000	$188	53
163 Avenida Hidalgo Ave	0.44mi	3/2.0 (+1)	1,213 (+5%)	23mo	$210,000	$173	47
110 Calle Jalisco	0.44mi	3/2.0 (+1)	1,222 (+6%)	24mo	$230,000	$188	45
110 Calle Jalisco	0.46mi	3/2.0 (+1)	1,222 (+6%)	24mo	$230,000	$188	44

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: 15.0%
• Equity multiple: 1.58×
• Total profit: $23,568
• Equity at exit: $21,620

10-year hold

• IRR: 21.4%
• Equity multiple: 2.57×
• Total profit: $63,555
• Equity at exit: $12,537

Cash invested: $40,600 (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 95687

• Rents YoY: -0.6%
• Active inventory: 263
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $846

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 59%

Sensitivity live

Price	-10% $946	-5% $896	+0% $846	+5% $796	+10% $746
Rent	-10% $661	-5% $754	+0% $846	+5% $938	+10% $1,031
Rate	-1.0pp $919	-0.5pp $883	base $846	+0.5pp $808	+1.0pp $770

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1567 Alamo Dr #22 Vacaville, CA	1.0	1.0	800	$1,500	$1.88	44d	1	0.10mi
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	14d	1	0.18mi
1510 Alamo Dr Vacaville, CA	2.0	1.5	1047	$2,425	$2.32	14d	2	0.22mi
2001 Eastwood Dr Vacaville, CA	2.0	1.0	896	$1,950	$2.18	24d	2	0.49mi
1970 Peabody Rd #4 Vacaville, CA	2.0	1.0	819	$1,800	$2.20	44d	1	0.49mi
999 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	847	$2,482	$2.93	14d	8	0.61mi
591 Peabody Rd Vacaville, CA	1.0–2.0	1.0–2.0	735	$2,339	$3.18	14d	13	0.64mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	14d	22	0.64mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	14d	1	0.69mi
901 Sara Ct Vacaville, CA	2.0	1.0–2.0	643	$2,475	$3.85	14d	14	0.90mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	44d	1	0.98mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	44d	1	1.02mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,998	$2.86	3d	15	1.02mi
293 Shasta Dr Vacaville, CA	1.0–2.0	1.0–2.0	735	$2,250	$3.06	14d	5	1.04mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	44d	1	1.16mi
500 Elizabeth St Unit C Vacaville, CA	1.0	1.0	800	$1,995	$2.49	24d	1	1.23mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	44d	1	1.25mi
300 Bel Air Dr Vacaville, CA	1.0–2.0	1.0	773	$2,350	$3.04	14d	9	1.25mi
812 Beelard Dr Vacaville, CA	1.0–2.0	1.0	675	$2,150	$3.19	14d	2	1.27mi
1101 Farmington Dr Vacaville, CA	2.0	1.0	900	$2,213	$2.46	14d	1	1.27mi
199 Aegean Way Vacaville, CA	1.0–2.0	1.0	728	$1,975	$2.71	2d	7	1.32mi
432 Zachary Dr Vacaville, CA	3.0	2.0	1100	$2,850	$2.59	44d	1	1.33mi
1701 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	836	$2,496	$2.99	14d	10	1.34mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	13d	2	1.39mi
209 Aegean Way Vacaville, CA	1.0–2.0	1.0–2.0	760	$2,275	$2.99	2d	12	1.40mi
111 Woodbury Cir Unit 113 Vacaville, CA	2.0	1.0	1000	$2,400	$2.40	44d	1	1.40mi
1000 Allison Dr Vacaville, CA	1.0–2.0	1.0–2.0	990	$3,100	$3.13	14d	15	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 22 DOM
2. 2026-06-17
   days on market $145,000 Active 21 DOM
3. 2026-06-16
   days on market $145,000 Active 20 DOM
4. 2026-06-15
   days on market $145,000 Active 19 DOM
5. 2026-06-14
   days on market $145,000 Active 17 DOM
6. 2026-06-13
   days on market $145,000 Active 16 DOM
7. 2026-06-10
   days on market $145,000 Active 14 DOM
8. 2026-06-09
   days on market $145,000 Active 13 DOM
9. 2026-06-08
   days on market $145,000 Active 12 DOM
10. 2026-06-07
    days on market $145,000 Active 11 DOM
11. 2026-06-05
    days on market $145,000 Active 8 DOM
12. 2026-06-03
    days on market $145,000 Active 7 DOM
13. 2026-06-02
    days on market $145,000 Active 6 DOM
14. 2026-06-01
    days on market $145,000 Active 5 DOM
15. 2026-05-31
    days on market $145,000 Active 4 DOM
16. 2026-05-30
    days on market $145,000 Active 3 DOM
17. 2026-05-20
    listed $145,000 Active
18. 2016-11-07
    soldstatus $89,000 Sold 216-char remark

    Show marketing remark (216 chars)

    This well-loved home sits in a tucked away nice Senior park with a pool, spa, club house and pool tables. Home has new flooring throughout as well as fresh interior paint. This cozy bright home is ready to move into.

19. 2016-10-21
    historical Contingent 216-char remark

    Show marketing remark (216 chars)

    This well-loved home sits in a tucked away nice Senior park with a pool, spa, club house and pool tables. Home has new flooring throughout as well as fresh interior paint. This cozy bright home is ready to move into.

20. 2016-10-18
    listed $89,000 Active 216-char remark

    Show marketing remark (216 chars)

    This well-loved home sits in a tucked away nice Senior park with a pool, spa, club house and pool tables. Home has new flooring throughout as well as fresh interior paint. This cozy bright home is ready to move into.

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $28,072
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$4,218
• Taxable income: $8,340
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $8,151/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: Vacaville Unified
• NCES district ID: 0640590
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $71,383
• Composite: 42.48/100
• National rank: #6877
• State rank: #522 of 1400 in CA

Livability — Vacaville

• Score: 77/100
• State rank: #88
• US rank: #3156

Category grades

Amenities A+ Commute B- Cost of living F Crime C Employment A+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vacaville, CA
• County: Solano County · 433,239 people
• City population: 109,591
• Metro: Vallejo, CA
• Population (ZIP): 69,390
• Household income: $109,566
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1761.0

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 0.71)
• Race & ethnicity: White 44% Hispanic / Latino 26% Two or more races 13% Black 10% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Italian 13% Lithuanian 2% Portuguese 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Tagalog/Filipino 3% 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: ▼ -299.59%
• Current HPI: 268.0777
• Rent YoY: ▼ -0.55%
• 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

+62.9% since first listed

4 events — show timeline

• 2026-05-20 Listed $145,000 BAREIS
• 2016-11-07 Sold (MLS) $89,000 BAREIS
• 2016-10-21 Contingent — BAREIS
• 2016-10-18 Listed $89,000 BAREIS