76 Heliotrope St · Vallejo, CA 94589

$140,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 50 Days on market

Built 1965 Good condition $130/sqft · 44% above area Est $98k · 44% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the Olympia of Vallejo! This cozy and inviting mobile home offers 2 bedrooms and 2 bathrooms, giving you plenty of space to relax and enjoy. Inside, you'll find a spacious living room that flows into the dining area, complete with built-in cabinets for extra storage. The kitchen features a gas stove, a double oven, lots of cabinet space, and a pantry cabinet to keep things organized. One special feature is the unfinished enclosed patioit's ready for you to finish and turn into anything you'd like, such as a hobby room, office, or extra sitting area. The community includes great amenities like a basketball court, swimming pool, clubhouse with pool table and kitchen, car wash area, playground, and more. It's also conveniently located near shopping, freeway access, ferry and other local spots.

Key facts

• Bright kitchen
• Newer roof
• Dual pane windows

Tags

• DUAL PANE WINDOWS
• NEWER ROOF
• ENCLOSED FRONT PORCH
• BRIGHT KITCHEN
• AMPLE STORAGE

Property features AI

Finance

• Financial info: Land lease amount listed as $800
• HOA & community: No association; Not a senior community

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Individual electric meter; Individual gas meter; Public sewer
• Home design: Manufactured in park; Double wide
• Construction: Aluminum skirting
• Exterior features: Located in Olympia of Vallejo park; Not on land lease

Interior

• Kitchen: Free standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; No cooling
• Interior features: Free standing refrigerator; Shower stall(s); Tub with shower over
• Laundry & utility: Laundry hookups inside; Hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $968 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 + 5.5% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $140k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 13.31%
• Cash-on-cash: 25.04%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $97,536
• List price: $140,000
• Delta: 43.54%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Juniper Dr	0.02mi	3/2.0 (+1)	1,060 (-2%)	23mo	$150,000	$142	71
117 Mimosa Ave	0.08mi	3/2.0 (+1)	1,040 (-4%)	22mo	$185,000	$178	66

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: 21.3%
• Equity multiple: 1.90×
• Total profit: $35,185
• Equity at exit: $20,874

10-year hold

• IRR: 31.0%
• Equity multiple: 4.13×
• Total profit: $122,608
• Equity at exit: $12,105

Cash invested: $39,200 (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 94589

• Rents YoY: 5.5%
• Active inventory: 70
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $818

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 59%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Baldwin St Vallejo, CA	3.0	1.0	988	$1,999	$2.02	14d	1	0.64mi
445 Redwood St Vallejo, CA	1.0–2.0	1.0	618	$1,732	$2.80	14d	1	0.68mi
15 Werden St Vallejo, CA	3.0	1.0	988	$2,100	$2.13	23d	1	0.72mi
88 Valle Vista Ave Vallejo, CA	1.0–3.0	1.0–2.0	1019	$2,302	$2.26	14d	10	0.80mi
511 Lighthouse Dr Vallejo, CA	1.0	1.0	718	$1,800	$2.51	14d	1	0.85mi
322 Pecan St Vallejo, CA	2.0	1.0	852	$2,600	$3.05	44d	1	0.85mi
1101 N Camino Alto Vallejo, CA	1.0–2.0	1.0–2.0	910	$2,469	$2.71	14d	8	0.88mi
70 Parrott St Vallejo, CA	3.0	1.0	988	$2,075	$2.10	44d	1	0.88mi
55 Valle Vista Ave Vallejo, CA	1.0–2.0	1.0–2.0	769	$2,217	$2.88	14d	20	0.91mi
321 Lighthouse Dr Vallejo, CA	2.0	1.0	840	$2,300	$2.74	23d	1	0.94mi
125 Hibiscus Ct Vallejo, CA	3.0	1.0	1000	$2,709	$2.71	44d	1	1.00mi
265 Voyager Dr Vallejo, CA	3.0	2.5	1444	$3,200	$2.22	44d	1	1.00mi
245 Voyager Dr Vallejo, CA	2.0	1.0	820	$2,650	$3.23	14d	1	1.02mi
165 Oddstad Dr #2 Vallejo, CA	2.0	1.5	1180	$2,300	$1.95	14d	1	1.05mi
2420 Alameda St Vallejo, CA	3.0	2.0	1184	$2,600	$2.20	44d	1	1.05mi
50 Frey Pl Unit 5 Vallejo, CA	2.0	1.0	825	$1,575	$1.91	21d	1	1.06mi
50 Frey Pl Unit 12 Vallejo, CA	2.0	1.0	825	$1,700	$2.06	44d	1	1.06mi
165 Oddstad Dr Vallejo, CA	2.0	1.5	1140	$2,280	$2.00	14d	2	1.11mi
355 Parkview Ter Apt H5 Vallejo, CA	2.0	1.0	918	$1,800	$1.96	21d	1	1.16mi
355 Parkview Ter Unit E-2 Vallejo, CA	1.0	1.0	720	$1,750	$2.43	14d	1	1.16mi
69 B St Vallejo, CA	3.0	1.0	1056	$2,000	$1.89	14d	1	1.18mi
1455 N Camino Alto Vallejo, CA	1.0	1.0	900	$1,895	$2.11	21d	1	1.21mi
10 Lee St Unit 7 Vallejo, CA	2.0	1.0	950	$1,695	$1.78	23d	1	1.22mi
10 Lee St Unit 4 Vallejo, CA	2.0	1.0	950	$1,595	$1.68	44d	1	1.22mi
11 B St Vallejo, CA	2.0	1.0	986	$2,200	$2.23	23d	1	1.23mi
226 Nigh St Vallejo, CA	3.0	2.0	1020	$2,950	$2.89	44d	1	1.25mi
1457 N Camino Alto Vallejo, CA	2.0	2.0	1000	$2,200	$2.20	44d	1	1.26mi
1910 Marin St Vallejo, CA	2.0	1.0	725	$2,550	$3.52	44d	1	1.26mi
424 Corcoran Ave Vallejo, CA	2.0	1.0	1200	$2,300	$1.92	14d	1	1.40mi
165 Georgetown Ct Vallejo, CA	3.0	2.0	1144	$2,695	$2.36	23d	1	1.40mi
514 Indiana St Vallejo, CA	3.0	2.0	1100	$2,800	$2.55	23d	1	1.47mi
123 David Ct Vallejo, CA	3.0	2.0	1323	$3,149	$2.38	14d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 50 DOM
2. 2026-06-17
   days on market $140,000 Active 49 DOM
3. 2026-06-16
   days on market $140,000 Active 48 DOM
4. 2026-06-15
   days on market $140,000 Active 47 DOM
5. 2026-06-14
   days on market $140,000 Active 45 DOM
6. 2026-06-10
   days on market $140,000 Active 42 DOM
7. 2026-06-09
   days on market $140,000 Active 41 DOM
8. 2026-06-08
   days on market $140,000 Active 40 DOM
9. 2026-06-07
   days on market $140,000 Active 39 DOM
10. 2026-06-05
    days on market $140,000 Active 36 DOM
11. 2026-06-03
    days on market $140,000 Active 35 DOM
12. 2026-06-02
    days on market $140,000 Active 34 DOM
13. 2026-06-01
    days on market $140,000 Active 33 DOM
14. 2026-05-31
    days on market $140,000 Active 32 DOM
15. 2026-05-30
    days on market $140,000 Active 31 DOM
16. 2026-04-29
    listed $149,900 Active 761-char remark
17. 2026-03-22
    price $150,000
18. 2025-10-17
    listed $155,000 Active
19. 2025-06-27
    soldstatus $93,000 Closed

    Show marketing remark (829 chars)

    Welcome to your new home in the Olympia of Vallejo! This cozy and inviting mobile home offers 2 bedrooms and 2 bathrooms, giving you plenty of space to relax and enjoy. Inside, you'll find a spacious living room that flows into the dining area, complete with built-in cabinets for extra storage. The kitchen features a gas stove, a double oven, lots of cabinet space, and a pantry cabinet to keep things organized. One special feature is the unfinished enclosed patioit's ready for you to finish and turn into anything you'd like, such as a hobby room, office, or extra sitting area. The community includes great amenities like a basketball court, swimming pool, clubhouse with pool table and kitchen, car wash area, playground, and more. It's also conveniently located near shopping, freeway access, ferry and other local spots.

20. 2025-06-13
    status Pending

    Show marketing remark (829 chars)

    Welcome to your new home in the Olympia of Vallejo! This cozy and inviting mobile home offers 2 bedrooms and 2 bathrooms, giving you plenty of space to relax and enjoy. Inside, you'll find a spacious living room that flows into the dining area, complete with built-in cabinets for extra storage. The kitchen features a gas stove, a double oven, lots of cabinet space, and a pantry cabinet to keep things organized. One special feature is the unfinished enclosed patioit's ready for you to finish and turn into anything you'd like, such as a hobby room, office, or extra sitting area. The community includes great amenities like a basketball court, swimming pool, clubhouse with pool table and kitchen, car wash area, playground, and more. It's also conveniently located near shopping, freeway access, ferry and other local spots.

21. 2025-05-07
    listed $99,500 Active

    Show marketing remark (829 chars)

    Welcome to your new home in the Olympia of Vallejo! This cozy and inviting mobile home offers 2 bedrooms and 2 bathrooms, giving you plenty of space to relax and enjoy. Inside, you'll find a spacious living room that flows into the dining area, complete with built-in cabinets for extra storage. The kitchen features a gas stove, a double oven, lots of cabinet space, and a pantry cabinet to keep things organized. One special feature is the unfinished enclosed patioit's ready for you to finish and turn into anything you'd like, such as a hobby room, office, or extra sitting area. The community includes great amenities like a basketball court, swimming pool, clubhouse with pool table and kitchen, car wash area, playground, and more. It's also conveniently located near shopping, freeway access, ferry and other local spots.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 13 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: $27,123
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$4,073
• Taxable income: $8,069
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $7,881/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath double-wide home in the desirable Olympia of Vallejo community is in good condition with fresh updates and a good roof. It offers a good investment opportunity with potential for further value increases through exterior painting and carpet replacement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Replace carpet — Improves comfort and value.
• Both Replace sliding glass door — Improves energy efficiency and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Replace carpet — Improves comfort and value. ↑
• Both Replace sliding glass door — Improves energy efficiency and value. ↑

ⓘ 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): 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

Price history

+40.7% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $140,000 BAREIS
• 2026-04-29 Listed $149,900 BAREIS
• 2026-03-22 Price Changed $150,000 BAREIS
• 2025-10-17 Listed $155,000 BAREIS
• 2025-06-27 Sold (MLS) $93,000 BAREIS
• 2025-06-13 Pending — BAREIS
• 2025-05-07 Listed $99,500 BAREIS