900 Southampton Rd #140 · Benicia, CA 94510

$260,000

2 bd · 1.0 ba · 853 sqft · Condo public records · 152 Days on market

Built 1977 $305/sqft · 14% below area Est $303k · 14% under $670/mo HOA · 27% 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).

• ARV discount +13.9/15.0
• Cash flow +7.1/30.0
• Schools +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 2-bedroom, 1-bath condo located in the desirable Southampton community of Beniciaan ideal opportunity for buyers seeking comfort, convenience, and the chance to add their own personal touches. Set within a well-maintained HOA, this home offers a functional layout and a bright, welcoming atmosphere in a prime location. The living area is filled with natural light and flows easily into the dining and kitchen spaces, creating a practical setup for everyday living and entertaining. A private patio/balcony extends the living space outdoors, perfect for morning coffee or enjoying Benicia's mild coastal climate. The kitchen offers ample cabinet storage and a straightforward layout, providing a solid foundation for future updates. Both bedrooms are comfortably sized, offering flexibility for a primary suite, guest room, or home office. The bathroom is conveniently located and functional, offering an excellent opportunity for customization over time. Residents enjoy access to community amenities including a pool, landscaped grounds, dedicated parking, and additional storage. The location is a standoutjust steps from the Southampton Shopping Center, close to schools, parks, scenic walking trails, and minutes from Benicia's charming downtown waterfront. With easy access to I-780, I-680, and I-80, commuting throughout the Bay Area is simple and efficient. Whether you're a first-time buyer, downsizer, or investor, this condo represents a rare chance to enter a sought-after Benicia community at an attractive value and make it your own.

Key facts

• Landscaped grounds
• Community amenities
• Private patio

Tags

• PRIVATE PATIO
• COMMUNITY AMENITIES
• LANDSCAPED GROUNDS
• DEDICATED PARKING
• ADDITIONAL STORAGE
• STEPS FROM SHOPPING CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (3.0% below list).
• Recommended offer: $195k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.6% in Benicia — 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 68/100 on livability (#269 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A-; Watch: amenities F, cost of living F, health & safety F.
• Benicia Unified (suburban): math 75% / reading 75% proficiency, ranked #35 of 517 in CA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Joe Henderson Elementary (512 students, 21% FRL); Benicia Middle (986 students, 28% FRL); Benicia High (math 75% / reading 75%, grade A-, #66 of 1,170 statewide, top 6%, 1,432 students, 24% FRL).
• Market conditions: Rents soft (-0.8%/yr); 119 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 152 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $260k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $194,533 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 8.6

CMA / ARV

• ARV (median comp): $303,264
• List price: $260,000
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: 0.00×
• Total profit: $-72,738
• Equity at exit: $38,767

10-year hold

• IRR: -66.0%
• Equity multiple: -0.66×
• Total profit: $-120,721
• Equity at exit: $22,480

Cash invested: $72,800 (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 94510

• Rents YoY: -0.8%
• Active inventory: 119
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$108
• HOA: −$670
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-371

Break-even live

Break-even rent $2,990

Max offer price $194,533

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-297	+0% $-371	+5% $-444	+10% $-518
Rent	-10% $-570	-5% $-470	+0% $-371	+5% $-271	+10% $-171
Rate	-1.0pp $-240	-0.5pp $-304	base $-371	+0.5pp $-438	+1.0pp $-507

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Southampton Rd Benicia, CA	1.0–2.0	1.0–1.5	923	$2,595	$2.81	46d	3	0.01mi
900 Southampton Rd #120 Benicia, CA	2.0	1.5	1119	$2,595	$2.32	15d	1	0.02mi
801 Southampton Rd Benicia, CA	2.0	1.0	717	$2,543	$3.55	0d	10	0.13mi
906 Military W Benicia, CA	2.0	1.0	873	$2,200	$2.52	46d	1	0.38mi
1300 Southampton Rd Benicia, CA	1.0–2.0	1.0–2.0	842	$2,660	$3.16	0d	8	0.44mi
138 Warwick Dr #86 Benicia, CA	2.0	1.5	1012	$2,400	$2.37	46d	1	0.65mi
1740 London Dr Benicia, CA	2.0	2.0	1095	$2,895	$2.64	46d	1	0.68mi
522 1/2 W K St Benicia, CA	1.0–3.0	1.0	696	$2,348	$3.37	0d	4	0.77mi
150 Rankin Way Benicia, CA	2.0	2.0	1092	$2,951	$2.70	0d	2	1.08mi
160 E J St Unit 1 Benicia, CA	1.0	1.0	900	$1,950	$2.17	46d	1	1.33mi
125 W F St Benicia, CA	2.0	1.0	1000	$1,995	$2.00	46d	1	1.33mi
226 E J St Unit 4 Benicia, CA	2.0	2.0	800	$2,300	$2.88	46d	1	1.41mi

HOA detail condo

• Monthly dues: $670 · $8,040/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $260,000 Active 152 DOM
2. 2026-06-18
   days on market $260,000 Active 149 DOM
3. 2026-06-17
   days on market $260,000 Active 148 DOM
4. 2026-06-16
   days on market $260,000 Active 147 DOM
5. 2026-06-15
   days on market $260,000 Active 146 DOM
6. 2026-06-14
   days on market $260,000 Active 144 DOM
7. 2026-06-13
   days on market $260,000 Active 143 DOM
8. 2026-06-10
   days on market $260,000 Active 141 DOM
9. 2026-06-09
   days on market $260,000 Active 140 DOM
10. 2026-06-08
    days on market $260,000 Active 139 DOM
11. 2026-06-07
    days on market $260,000 Active 138 DOM
12. 2026-06-05
    days on market $260,000 Active 135 DOM
13. 2026-06-03
    days on market $260,000 Active 134 DOM
14. 2026-06-02
    days on market $260,000 Active 133 DOM
15. 2026-06-01
    days on market $260,000 Active 132 DOM
16. 2026-05-31
    days on market $260,000 Active 131 DOM
17. 2026-05-30
    days on market $260,000 Active 130 DOM
18. 2026-04-20
    price $280,000 1584-char remark

    Show marketing remark (1584 chars)

    Welcome to this inviting 2-bedroom, 1-bath condo located in the desirable Southampton community of Beniciaan ideal opportunity for buyers seeking comfort, convenience, and the chance to add their own personal touches. Set within a well-maintained HOA, this home offers a functional layout and a bright, welcoming atmosphere in a prime location. The living area is filled with natural light and flows easily into the dining and kitchen spaces, creating a practical setup for everyday living and entertaining. A private patio/balcony extends the living space outdoors, perfect for morning coffee or enjoying Benicia's mild coastal climate. The kitchen offers ample cabinet storage and a straightforward layout, providing a solid foundation for future updates. Both bedrooms are comfortably sized, offering flexibility for a primary suite, guest room, or home office. The bathroom is conveniently located and functional, offering an excellent opportunity for customization over time. Residents enjoy access to community amenities including a pool, landscaped grounds, dedicated parking, and additional storage. The location is a standoutjust steps from the Southampton Shopping Center, close to schools, parks, scenic walking trails, and minutes from Benicia's charming downtown waterfront. With easy access to I-780, I-680, and I-80, commuting throughout the Bay Area is simple and efficient. Whether you're a first-time buyer, downsizer, or investor, this condo represents a rare chance to enter a sought-after Benicia community at an attractive value and make it your own.

19. 2026-04-20
    status Active 1584-char remark

    Show marketing remark (1584 chars)

    Welcome to this inviting 2-bedroom, 1-bath condo located in the desirable Southampton community of Beniciaan ideal opportunity for buyers seeking comfort, convenience, and the chance to add their own personal touches. Set within a well-maintained HOA, this home offers a functional layout and a bright, welcoming atmosphere in a prime location. The living area is filled with natural light and flows easily into the dining and kitchen spaces, creating a practical setup for everyday living and entertaining. A private patio/balcony extends the living space outdoors, perfect for morning coffee or enjoying Benicia's mild coastal climate. The kitchen offers ample cabinet storage and a straightforward layout, providing a solid foundation for future updates. Both bedrooms are comfortably sized, offering flexibility for a primary suite, guest room, or home office. The bathroom is conveniently located and functional, offering an excellent opportunity for customization over time. Residents enjoy access to community amenities including a pool, landscaped grounds, dedicated parking, and additional storage. The location is a standoutjust steps from the Southampton Shopping Center, close to schools, parks, scenic walking trails, and minutes from Benicia's charming downtown waterfront. With easy access to I-780, I-680, and I-80, commuting throughout the Bay Area is simple and efficient. Whether you're a first-time buyer, downsizer, or investor, this condo represents a rare chance to enter a sought-after Benicia community at an attractive value and make it your own.

20. 2026-03-18
    historical Contingent (Show) 1584-char remark

    Show marketing remark (1584 chars)

    Welcome to this inviting 2-bedroom, 1-bath condo located in the desirable Southampton community of Beniciaan ideal opportunity for buyers seeking comfort, convenience, and the chance to add their own personal touches. Set within a well-maintained HOA, this home offers a functional layout and a bright, welcoming atmosphere in a prime location. The living area is filled with natural light and flows easily into the dining and kitchen spaces, creating a practical setup for everyday living and entertaining. A private patio/balcony extends the living space outdoors, perfect for morning coffee or enjoying Benicia's mild coastal climate. The kitchen offers ample cabinet storage and a straightforward layout, providing a solid foundation for future updates. Both bedrooms are comfortably sized, offering flexibility for a primary suite, guest room, or home office. The bathroom is conveniently located and functional, offering an excellent opportunity for customization over time. Residents enjoy access to community amenities including a pool, landscaped grounds, dedicated parking, and additional storage. The location is a standoutjust steps from the Southampton Shopping Center, close to schools, parks, scenic walking trails, and minutes from Benicia's charming downtown waterfront. With easy access to I-780, I-680, and I-80, commuting throughout the Bay Area is simple and efficient. Whether you're a first-time buyer, downsizer, or investor, this condo represents a rare chance to enter a sought-after Benicia community at an attractive value and make it your own.

21. 2026-01-20
    listed $299,000 Active 1584-char remark

    Show marketing remark (1584 chars)

    Welcome to this inviting 2-bedroom, 1-bath condo located in the desirable Southampton community of Beniciaan ideal opportunity for buyers seeking comfort, convenience, and the chance to add their own personal touches. Set within a well-maintained HOA, this home offers a functional layout and a bright, welcoming atmosphere in a prime location. The living area is filled with natural light and flows easily into the dining and kitchen spaces, creating a practical setup for everyday living and entertaining. A private patio/balcony extends the living space outdoors, perfect for morning coffee or enjoying Benicia's mild coastal climate. The kitchen offers ample cabinet storage and a straightforward layout, providing a solid foundation for future updates. Both bedrooms are comfortably sized, offering flexibility for a primary suite, guest room, or home office. The bathroom is conveniently located and functional, offering an excellent opportunity for customization over time. Residents enjoy access to community amenities including a pool, landscaped grounds, dedicated parking, and additional storage. The location is a standoutjust steps from the Southampton Shopping Center, close to schools, parks, scenic walking trails, and minutes from Benicia's charming downtown waterfront. With easy access to I-780, I-680, and I-80, commuting throughout the Bay Area is simple and efficient. Whether you're a first-time buyer, downsizer, or investor, this condo represents a rare chance to enter a sought-after Benicia community at an attractive value and make it your own.

22. 2010-04-05
    soldstatus $79,000
23. 2005-08-31
    soldstatus $249,000
24. 1996-11-27
    soldstatus $60,800 127-char remark

    Show marketing remark (127 chars)

    GREAT INVESTOR OR 1ST TIME BUYER...COMPLEX FHA,VA,CHAFA APPROVED.2 BEDRM/1 BTH.POOL, LAUNDRY,REC AREA. UPPER FLOOR UNIT,SAFE...

25. 1996-11-27
    soldstatus $60,800

    Show marketing remark (127 chars)

    GREAT INVESTOR OR 1ST TIME BUYER...COMPLEX FHA,VA,CHAFA APPROVED.2 BEDRM/1 BTH.POOL, LAUNDRY,REC AREA. UPPER FLOOR UNIT,SAFE...

26. 1996-10-20
    historical 127-char remark

    Show marketing remark (127 chars)

    GREAT INVESTOR OR 1ST TIME BUYER...COMPLEX FHA,VA,CHAFA APPROVED.2 BEDRM/1 BTH.POOL, LAUNDRY,REC AREA. UPPER FLOOR UNIT,SAFE...

27. 1996-06-22
    listed $59,900 127-char remark

    Show marketing remark (127 chars)

    GREAT INVESTOR OR 1ST TIME BUYER...COMPLEX FHA,VA,CHAFA APPROVED.2 BEDRM/1 BTH.POOL, LAUNDRY,REC AREA. UPPER FLOOR UNIT,SAFE...

28. 1991-02-21
    soldstatus $83,500
29. 1991-02-20
    soldstatus $60,000

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $2,648 · $221/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $30,256
• − Mortgage interest: −$14,564
• − Property taxes: −$2,648
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$8,040
• − Depreciation: −$7,564
• Taxable loss: −$8,700
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-2,359/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: Benicia Unified
• NCES district ID: 0604620
• Math proficiency: 75% ▲ 21.00%
• Reading proficiency: 75% ▲ 17.00%
• Median HH income: $88,573
• Composite: 67.21/100
• National rank: #387
• State rank: #35 of 517 in CA

Livability — Benicia

• Score: 68/100
• State rank: #269
• US rank: #9131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benicia, CA
• County: Solano County · 433,239 people
• City population: 26,749
• Metro: Vallejo, CA
• Population (ZIP): 26,749
• Household income: $121,204
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Hispanic / Latino 15% Two or more races 15% Asian 12% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 8% Tagalog/Filipino 3% Other Indo-European 3%

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: ▼ -751.84%
• Current HPI: 265.4288
• Rent YoY: ▼ -0.82%
• 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

+366.7% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $280,000 BAREIS
• 2026-04-20 Relisted — BAREIS
• 2026-03-18 Contingent — BAREIS
• 2026-01-20 Listed $299,000 BAREIS
• 2010-04-05 Sold (Public Records) $79,000 Public Records
• 2005-08-31 Sold (Public Records) $249,000 Public Records
• 1996-11-27 Sold (Public Records) $60,800 Public Records
• 1996-11-27 Sold (MLS) $60,800 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-10-20 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-06-22 Listed $59,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1991-02-21 Sold (Public Records) $83,500 Public Records
• 1991-02-20 Sold (Public Records) $60,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,648 · -1.1% YoY. Source: county tax records.