2 Del Loma #2 Ct · Vacaville, CA 95687

$219,000

3 bd · 2.0 ba · 1,222 sqft · Manufactured · 4 Days on market

Built 2004 Good condition Est $183k · 19% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

The possibilities are endless in this spacious and open Fleetwood double-wide, creating a bright and welcoming atmosphere. Gorgeous flooring throughout complements the home's modern style and comfortable layout. Situated in a quaint family park on a desirable court location, the property offers a private backyard perfect for relaxing, gardening, or entertaining. The charming kitchen features a double sink, attractive cabinetry, and nice appliances, while both bathrooms have been tastefully updated. You'll also appreciate the abundant storage throughout the home. Major upgrades include an updated HVAC system, roof, and water heater, providing added value and peace of mind. Residents enjoy ac

Key facts

• Updated hvac system
• Private backyard
• Community clubhouse

Tags

• PRIVATE BACKYARD
• DOUBLE SINK
• UPDATED HVAC SYSTEM
• UPDATED ROOF
• UPDATED WATER HEATER
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• Financial info: Land lease amount: $921
• HOA & community: No homeowners association; Not a senior community; Land lease (space rent applies)

Exterior

• Parking: 2 parking spaces; Covered parking; Guest parking available
• Utilities: Public sewer; No on-site power production
• Home design: Manufactured in-park home; Double wide
• Construction: Fleetwood manufactured home; Aluminum skirting
• Exterior features: Carpeted patio/porch; Porch steps; Backyard; Close to clubhouse; Other porch/patio features

Interior

• Kitchen: Dishwasher; Free standing refrigerator; Microwave; Compactor
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Compactor; Dishwasher; Free standing refrigerator; Microwave; Dining/family room combo; Carbon monoxide detector; Double-strapped water heater; Smoke detector
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Cap rate 10.7% 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); 265 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 32% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,000

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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $183,300
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Del Paso Dr	0.08mi	3/2.0	1,152 (-6%)	4mo	$209,000	$181	84
45 Del Paso Ct	0.12mi	3/2.0	1,224 (+0%)	18mo	$195,000	$159	80
42 Del Paso Ct	0.11mi	3/2.0	1,152 (-6%)	12mo	$150,000	$130	76
131 Del Paso Dr	0.11mi	3/2.0	1,100 (-10%)	4mo	$214,950	$195	74
8 Del Loma Ct	0.03mi	2/2.0 (-1)	1,152 (-6%)	13mo	$150,000	$130	73
25 Del Rey Dr	0.02mi	3/2.0	1,344 (+10%)	12mo	$210,000	$156	73
49 Del Paso Ct	0.11mi	3/2.0	1,368 (+12%)	5mo	$200,000	$146	71
125 Del Paso Dr	0.11mi	3/2.0	1,320 (+8%)	13mo	$197,500	$150	71
127 Del Paso Dr	0.07mi	2/2.0 (-1)	1,344 (+10%)	12mo	$195,000	$145	65

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: 3.1%
• Equity multiple: 1.11×
• Total profit: $6,980
• Equity at exit: $32,654

10-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $38,760
• Equity at exit: $18,935

Cash invested: $61,320 (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: 265
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $801

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 68%

Sensitivity live

Price	-10% $952	-5% $877	+0% $801	+5% $725	+10% $650
Rent	-10% $569	-5% $685	+0% $801	+5% $917	+10% $1,032
Rate	-1.0pp $911	-0.5pp $857	base $801	+0.5pp $744	+1.0pp $686

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Bryce Way Vacaville, CA	2.0	2.0	1292	$2,350	$1.82	45d	1	0.74mi
188 Glacier Cir Vacaville, CA	3.0	2.0	1372	$2,750	$2.00	15d	1	0.89mi
6801 Leisure Town Rd Vacaville, CA	1.0–3.0	1.0–2.0	1122	$3,595	$3.20	0d	14	0.92mi
5085 Quinn Rd Vacaville, CA	1.0–3.0	1.0–2.0	1025	$3,610	$3.52	0d	15	0.96mi
107 Lassen Cir Vacaville, CA	2.0	2.0	1043	$2,150	$2.06	24d	1	1.17mi
300 Crescent Dr Vacaville, CA	1.0–2.0	1.0–2.0	976	$2,612	$2.68	3d	5	1.20mi

Listing history 3 events

1. 2026-06-21
   days on market $219,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $219,000 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,154
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − Depreciation: −$6,371
• Taxable income: $6,511
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $8,048/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 spacious and open Fleetwood double-wide is in good condition with modern updates and a private backyard. It's ready for a new owner to make it their own.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Resale Replace countertops — Modern countertops can improve the kitchen's appearance
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Resale Replace countertops — Modern countertops can improve the kitchen's appearance ↑
• Both Install smart home devices — Smart home devices can increase convenience and property 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: 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

1 event — show timeline

• 2026-06-17 Listed $219,000 BAREIS