105 Laguna St · Vallejo, CA 94591

$399,999

3 bd · 1.0 ba · 1,415 sqft · MultiFamily public records · 94 Days on market

Built 1944 5,663 sqft lot $283/sqft · 19% below area Est $495k · 19% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic opportunity for a visionary buyer! This Diamond in the Rough could be your Sparkling Gem with a little elbow grease and modernization. This property offers endless opportunity as a possible income producing duplex or as a primary residence with multi-generational intent. Live in the upstairs and finish building out the lower level for mom and pop, or live upstairs and rent out lower level. Lower level entry has separate access on the side of house or back entry from Denton Ct. with off-street parking. Lower level has existing 3 rooms, hallway, kitchen and bathroom. Property has a relatively short distance location to schools, shopping, freeways and waterfront. Let this must-see property welcome you and make your Dream come true!

Key facts

• Separate access
• Existing 3 rooms
• Off-street parking

Tags

• INCOME PRODUCING DUPLEX
• SEPARATE ACCESS
• OFF-STREET PARKING
• EXISTING 3 ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+1.4%/yr); 185 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); 44% 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).
• At $4,471/mo this rent would consume 51% of the median local household income ($105k/yr) (locally 2021% 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 $3k of loan paydown is wiped out by about $12k 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 94 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $400k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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?
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: 1.12% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $494,961
• List price: $399,999
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 Grant St	0.52mi	3/2.0	1,540 (+9%)	11mo	$520,000	$338	48
849 Benicia Rd	0.52mi	2/3.0 (-1)	1,576 (+11%)	14mo	$425,000	$270	32

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-33,305
• Equity at exit: $59,641

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-7,548
• Equity at exit: $34,585

Cash invested: $112,000 (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 94591

• Rents YoY: 1.4%
• Active inventory: 185
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $4,471 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$595 /mo · $7,134/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $607

Break-even live

Break-even rent $3,703

Max offer price $399,999

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,472
Total (2 units)			$4,471

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
962 Pine St Vallejo, CA	3.0	2.0	1000	$3,200	$3.20	43d	1	0.27mi
929 6th St Vallejo, CA	3.0	2.0	1414	$2,600	$1.84	43d	1	0.35mi
407 Jordan St Vallejo, CA	4.0	2.5	1408	$2,850	$2.02	43d	1	0.43mi
452 Wilshire Ave Vallejo, CA	4.0	3.0	1845	$3,500	$1.90	13d	1	0.54mi
706 La Canyada Dr Vallejo, CA	3.0	2.0	1075	$2,799	$2.60	13d	1	0.54mi
532 Magazine St Vallejo, CA	2.0	2.0	762	$3,188	$4.18	1d	9	0.58mi
532 Magazine St Vallejo, CA	2.0	1.0–2.0	792	$2,988	$3.77	3d	11	0.58mi
532 Magazine St Vallejo, CA	1.0–2.0	1.0–2.0	792	$2,888	$3.65	24d	12	0.58mi
415 Wallace Ave Unit A Vallejo, CA	2.0	1.0	1200	$2,100	$1.75	23d	1	0.61mi
415 Wallace Ave Unit 1 Vallejo, CA	2.0	1.0	1200	$2,650	$2.21	43d	1	0.61mi
108 Esa Dr Vallejo, CA	3.0	2.0	1196	$2,200	$1.84	43d	1	0.61mi
551 5th St Vallejo, CA	3.0	1.0	1000	$2,550	$2.55	23d	1	0.63mi
100 Buss Ave Vallejo, CA	2.0	1.0	1116	$2,800	$2.51	43d	1	0.67mi
573 Laurel St Vallejo, CA	3.0	2.0	1710	$2,869	$1.68	23d	1	0.70mi
961 Porter St Vallejo, CA	2.0–3.0	1.0–3.0	1159	$3,355	$2.89	1d	11	0.70mi
924 Palou St Vallejo, CA	3.0	1.0	966	$2,500	$2.59	23d	1	0.72mi
925 Hargus Ave Unit C Vallejo, CA	2.0	1.0	1300	$1,960	$1.51	13d	1	0.79mi
206 Sea Crest Cir Vallejo, CA	2.0	2.5	1464	$2,595	$1.77	43d	1	0.83mi
136 Sea Crest Cir Vallejo, CA	2.0	1.0	900	$2,350	$2.61	43d	1	0.84mi
2228 Georgia St Vallejo, CA	3.0	2.0	1286	$3,300	$2.57	43d	1	0.90mi
209 14th St Vallejo, CA	2.0	1.5	1600	$2,300	$1.44	13d	1	0.93mi
1222 York St Unit 1222-B Vallejo, CA	2.0	1.0	1054	$1,799	$1.71	43d	1	1.06mi
1029 Virginia St Vallejo, CA	2.0	1.0	1050	$1,950	$1.86	43d	1	1.24mi
115 James River Rd Vallejo, CA	3.0	2.5	1472	$2,850	$1.94	12d	1	1.24mi
232 Doyle Dr Vallejo, CA	3.0	1.5	1395	$2,945	$2.11	23d	1	1.31mi
116 Westwood St Vallejo, CA	3.0	2.0	1000	$2,800	$2.80	23d	1	1.34mi
808 Georgia St Vallejo, CA	3.0	1.0	1300	$2,500	$1.92	13d	1	1.36mi
765 Pope Dr Unit C Vallejo, CA	2.0	2.0	1050	$1,950	$1.86	43d	1	1.43mi
1026 Carolina St Vallejo, CA	3.0	1.0	1300	$2,100	$1.62	43d	1	1.43mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1038	$2,150	$2.07	43d	2	1.46mi
1201 Glen Cove Pkwy Vallejo, CA	2.0	2.0	1100	$2,350	$2.14	23d	2	1.46mi
709 Napa St Vallejo, CA	3.0	1.5	1250	$2,500	$2.00	23d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $399,999 Active 94 DOM
2. 2026-06-17
   days on market $399,999 Active 93 DOM
3. 2026-06-16
   days on market $399,999 Active 92 DOM
4. 2026-06-15
   days on market $399,999 Active 91 DOM
5. 2026-06-14
   days on market $399,999 Active 89 DOM
6. 2026-06-10
   days on market $399,999 Active 86 DOM
7. 2026-06-09
   days on market $399,999 Active 85 DOM
8. 2026-06-08
   days on market $399,999 Active 84 DOM
9. 2026-06-07
   days on market $399,999 Active 83 DOM
10. 2026-06-05
    days on market $399,999 Active 80 DOM
11. 2026-06-03
    days on market $399,999 Active 79 DOM
12. 2026-06-02
    days on market $399,999 Active 78 DOM
13. 2026-06-01
    days on market $399,999 Active 77 DOM
14. 2026-05-31
    pricedays on market $399,999 Active 76 DOM
15. 2026-05-30
    days on market $485,000 Active 75 DOM
16. 2026-03-16
    listed $485,000 Active 749-char remark

    Show marketing remark (749 chars)

    Fantastic opportunity for a visionary buyer! This Diamond in the Rough could be your Sparkling Gem with a little elbow grease and modernization. This property offers endless opportunity as a possible income producing duplex or as a primary residence with multi-generational intent. Live in the upstairs and finish building out the lower level for mom and pop, or live upstairs and rent out lower level. Lower level entry has separate access on the side of house or back entry from Denton Ct. with off-street parking. Lower level has existing 3 rooms, hallway, kitchen and bathroom. Property has a relatively short distance location to schools, shopping, freeways and waterfront. Let this must-see property welcome you and make your Dream come true!

17. 2011-10-19
    soldstatus $120,000
18. 2011-02-23
    soldstatus $85,000
19. 2002-01-04
    soldstatus $175,000

ⓘ 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: $7,134 · $595/mo
• Projected year-2 tax: $7,134 · $595/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,652
• − Mortgage interest: −$22,406
• − Property taxes: −$7,134
• − Insurance: −$2,797
• − Repairs & maintenance: −$4,292
• − Management: −$4,292
• − Depreciation: −$11,636
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $7,019/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): 58,193
• Household income: $104,550
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 2021.0

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 0.79)
• Race & ethnicity: Asian 28% Hispanic / Latino 24% White 23% Two or more races 17% Black 15%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 1% Italian 1% Russian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 65% English-only · Tagalog/Filipino 15% Spanish 14% Chinese 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: ▼ -414.47%
• Current HPI: 282.9528
• Rent YoY: ▲ 1.35%
• 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

+177.1% since first listed

4 events — show timeline

• 2026-03-16 Listed $485,000 BAREIS
• 2011-10-19 Sold (Public Records) $120,000 Public Records
• 2011-02-23 Sold (Public Records) $85,000 Public Records
• 2002-01-04 Sold (Public Records) $175,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $7,134 · +1.0% YoY. Source: county tax records.