521 San Antonio Way · Vallejo, CA 94590

$148,888

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 6 Days on market

Built 1983 Good condition Est $115k · 29% 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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a corner lot in the highly desirable Vallejo Mobile Estates Family Park is this Move-In ready 3 bedroom / 2 bath double-wide mobile home boasting a Remodeled Kitchen equipped w/ Stainless Steel Appliances, Remodeled Bathrooms, En-Suite Primary Bedroom w/ walk-in closet, Living Room, Dining Area, Dedicated Laundry Closet and 2 car tandem carport. Other features include: Freshly painted exterior/interior. New LVP Flooring Throughout. New A/C Unit. New Double Pane Windows. Easy access to freeway. A MUST SEE!!!

Key facts

• Remodeled kitchen
• Corner lot
• Remodeled bathrooms

Tags

• CORNER LOT
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• EN-SUITE PRIMARY BEDROOM
• DEDICATED LAUNDRY CLOSET

Property features AI

Finance

• Other: Located in Vallejo Mobile Estates; Manufactured home make: Custom Golden; model: Goc 308; dimensions approximately 56 ft by 10 ft
• HOA & community: No association fee; Pets allowed with size and number limits; dogs and cats OK; Park residency restrictions: owner/coop interview and board approval

Exterior

• Parking: Covered parking; Carport for 2 cars; Total 2 parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s); Double-strapped water heater
• Utilities: Individual gas meter; Individual electric meter; Public water; Public sewer
• Home design: Manufactured home in park; Double wide; Built in 1983
• Construction: Metal skirting
• Exterior features: Patio; Corner lot

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing gas range; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled condition; Smoke detector(s); Carbon monoxide detector(s); Double-strapped water heater
• Laundry & utility: Laundry closet with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Cap rate 14.1% 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 flat; 176 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,472 units permitted in Solano County in 2024 (131 in 5+ unit buildings).
• At $2,532/mo this rent would consume 47% of the median local household income ($65k/yr) (locally 2972% 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,888

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.96%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $115,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 San Marcus Dr	0.10mi	3/2.0	1,152 (+3%)	3mo	$140,000	$122	88
56 Dolores Dr	0.18mi	2/2.0 (-1)	1,152 (+3%)	13mo	$119,000	$103	71
505 San Antonio Rd	0.06mi	2/1.5 (-1)	1,000 (-11%)	11mo	$75,000	$75	63

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.12×
• Total profit: $5,164
• Equity at exit: $22,200

10-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $28,036
• Equity at exit: $12,873

Cash invested: $41,689 (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 94590

• Rents YoY: 0.7%
• Active inventory: 176
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,233/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $545

Break-even live

Break-even rent $1,842

Max offer price $148,888

Occupancy floor 73%

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: $37,222
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
962 Pine St Vallejo, CA	3.0	2.0	1000	$3,200	$3.20	44d	1	0.26mi
929 6th St Vallejo, CA	3.0	2.0	1414	$2,600	$1.84	44d	1	0.29mi
935 Sheridan St Unit C Vallejo, CA	2.0	1.0	800	$2,190	$2.74	23d	1	0.33mi
551 5th St Vallejo, CA	3.0	1.0	1000	$2,550	$2.55	23d	1	0.41mi
532 Magazine St Vallejo, CA	2.0	1.0–2.0	792	$2,988	$3.77	3d	11	0.50mi
532 Magazine St Vallejo, CA	2.0	2.0	762	$3,188	$4.18	2d	9	0.50mi
532 Magazine St Vallejo, CA	1.0–2.0	1.0–2.0	792	$2,888	$3.65	24d	12	0.50mi
415 Wallace Ave Unit A Vallejo, CA	2.0	1.0	1200	$2,100	$1.75	23d	1	0.51mi
415 Wallace Ave Unit 1 Vallejo, CA	2.0	1.0	1200	$2,650	$2.21	44d	1	0.51mi
407 Jordan St Vallejo, CA	4.0	2.5	1408	$2,850	$2.02	44d	1	0.55mi
961 Porter St Vallejo, CA	2.0–3.0	1.0–3.0	1159	$3,355	$2.89	2d	11	0.61mi
100 Buss Ave Vallejo, CA	2.0	1.0	1116	$2,800	$2.51	44d	1	0.63mi
706 La Canyada Dr Vallejo, CA	3.0	2.0	1075	$2,799	$2.60	14d	1	0.70mi
308 Annette Ave Vallejo, CA	2.0	1.0	750	$1,800	$2.40	14d	1	0.72mi
664 Lincoln Rd E Unit 664 Vallejo, CA	2.0	1.0	843	$1,995	$2.37	44d	1	0.73mi
1107 Porter St Vallejo, CA	1.0–2.0	1.0–2.0	751	$2,250	$2.99	2d	10	0.79mi
152 Jordan St Vallejo, CA	2.0	1.0	750	$2,175	$2.90	44d	1	0.83mi
108 Esa Dr Vallejo, CA	3.0	2.0	1196	$2,200	$1.84	44d	1	0.83mi
206 Sea Crest Cir Vallejo, CA	2.0	2.5	1464	$2,595	$1.77	44d	1	0.83mi
2228 Georgia St Vallejo, CA	3.0	2.0	1286	$3,300	$2.57	44d	1	0.84mi
136 Sea Crest Cir Vallejo, CA	2.0	1.0	900	$2,350	$2.61	44d	1	0.85mi
1222 York St Unit 1222-B Vallejo, CA	2.0	1.0	1054	$1,799	$1.71	44d	1	0.88mi
412 Home Acres Ave Vallejo, CA	2.0	1.0	724	$1,950	$2.69	23d	1	0.88mi
403 Gilcrest Ave Unit 403 Vallejo, CA	2.0	1.0	850	$1,599	$1.88	44d	1	0.89mi
2008 Rice St Vallejo, CA	2.0	1.0	748	$2,250	$3.01	23d	1	0.91mi
924 Palou St Vallejo, CA	3.0	1.0	966	$2,500	$2.59	23d	1	0.93mi
925 Hargus Ave Unit C Vallejo, CA	2.0	1.0	1300	$1,960	$1.51	14d	1	0.93mi
940 York St Unit B Vallejo, CA	2.0	1.0	800	$1,800	$2.25	44d	1	1.02mi
1029 Virginia St Vallejo, CA	2.0	1.0	1050	$1,950	$1.86	44d	1	1.06mi
808 Georgia St Vallejo, CA	3.0	1.0	1300	$2,500	$1.92	14d	1	1.16mi
1026 Carolina St Vallejo, CA	3.0	1.0	1300	$2,100	$1.62	44d	1	1.24mi
709 Napa St Vallejo, CA	3.0	1.5	1250	$2,500	$2.00	23d	1	1.26mi
517 York St Vallejo, CA	2.0	1.0	900	$2,300	$2.56	44d	1	1.30mi
915 Napa St Unit 1/2 Vallejo, CA	2.0	1.0	800	$1,795	$2.24	14d	1	1.35mi
16 Springs Rd Unit A Vallejo, CA	2.0	1.0	1080	$2,000	$1.85	44d	1	1.40mi
115 James River Rd Vallejo, CA	3.0	2.5	1472	$2,850	$1.94	12d	1	1.42mi
116 Westwood St Vallejo, CA	3.0	2.0	1000	$2,800	$2.80	23d	1	1.43mi
337 Georgia St Unit 202 Vallejo, CA	2.0	1.0	850	$1,895	$2.23	14d	1	1.46mi
232 Doyle Dr Vallejo, CA	3.0	1.5	1395	$2,945	$2.11	23d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $148,888 Active 6 DOM
2. 2026-06-17
   days on market $148,888 Active 5 DOM
3. 2026-06-16
   days on market $148,888 Active 4 DOM
4. 2026-06-15
   remarks 523-char remark
5. 2026-06-15
   days on market $148,888 Active 3 DOM
6. 2026-06-14
   remarks 481-char remark
7. 2026-06-14
   listed $148,888 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone AE · 74% 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: $30,383
• − Mortgage interest: −$8,340
• − Property taxes: −$2,233
• − Insurance: −$5,863
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$4,331
• Taxable income: $4,754
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $5,396/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 3-bedroom/2-bath double-wide mobile home is in good condition with recent updates and improvements. It's located in a desirable Vallejo neighborhood and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑

ⓘ 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): 37,128
• Household income: $65,290
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 2972.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 32% White 26% Black 21% Two or more races 14% Asian 13% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 65% English-only · Spanish 21% Tagalog/Filipino 9% Other Indo-European 1%

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: ▼ -530.45%
• Current HPI: 321.0365
• Rent YoY: ▲ 0.71%
• 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

1 event — show timeline

• 2026-06-12 Listed $148,888 San Francisco MLS