32 Avenida Corrida de Toros · Vacaville, CA 95687

$179,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 48 Days on market

Good condition $164/sqft · 15% below area Est $211k · 15% under

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Why this score? — see what drove the B+ 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
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained 2-bedroom, 2-bathroom mobile home located in the desirable El Matador Mobile Home Park. Offering approximately 1100sf of comfortable living space, this charming residence is move-in ready and full of thoughtful updates. This home has a bright and inviting interior featuring updated dual-pane vinyl windows, newer hardwood flooring, brand-new carpet, and an updated kitchen complete with a stylish butcher block island: perfect for meal prep and entertaining. The spacious layout also includes indoor laundry and a walk-in bathtub designed for comfort and accessibility. Enjoy your own private yard for relaxing, gardening, or spending time outdoors, as well

Key facts

• Resealed roof
• Private yard
• Butcher block island

Tags

• NEWER HARDWOOD FLOORING
• BUTCHER BLOCK ISLAND
• WALK-IN BATHTUB
• PRIVATE YARD
• LARGE STORAGE SHED
• RESEALED ROOF

Property features AI

Finance

• Financial info: Land lease amount: $661
• HOA & community: No association; Not a senior community; Located in El Matador Mobile Home Park

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public sewer
• Home design: Manufactured in-park double wide; Land lease community
• Construction: Metal roof; Skyline manufactured home with aluminum skirt
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Kitchen with island
• Bedrooms: Two bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling and window unit(s)
• Interior features: One free-standing fireplace; Shower stall(s) and sunken tub; Dining and living areas combined; Updated/remodeled condition; Furnished negotiable
• Laundry & utility: Indoor laundry area with stacked washer/dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• 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); 263 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $210,525
• List price: $179,900
• Delta: -14.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Calle Francisca	0.08mi	2/2.0	1,152 (+5%)	13mo	$80,000	$69	77
61 Calle Chapala	0.16mi	3/2.0 (+1)	1,152 (+5%)	8mo	$179,900	$156	73
123 Calle Chapultepec St	0.10mi	3/2.0 (+1)	1,152 (+5%)	12mo	$220,000	$191	73
91 Calle Jalisco	0.11mi	3/2.0 (+1)	1,248 (+14%)	1mo	$229,000	$183	66
118 Calle Chapultepec	0.09mi	3/2.0 (+1)	1,248 (+14%)	3mo	$186,000	$149	65
121 Calle Chapultepec	0.08mi	3/2.0 (+1)	1,248 (+14%)	10mo	$234,000	$188	61
68 Calle Chapala	0.19mi	3/2.0 (+1)	1,152 (+5%)	23mo	$188,000	$163	59
163 Avenida Hidalgo Ave	0.18mi	3/2.0 (+1)	1,213 (+10%)	23mo	$210,000	$173	51
110 Calle Jalisco	0.15mi	3/2.0 (+1)	1,222 (+11%)	24mo	$230,000	$188	50
110 Calle Jalisco	0.16mi	3/2.0 (+1)	1,222 (+11%)	24mo	$230,000	$188	50
1597 Alamo Dr #187	0.39mi	2/2.0	1,250 (+14%)	21mo	$193,000	$154	42

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,912
• Equity at exit: $26,824

10-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $32,197
• Equity at exit: $15,554

Cash invested: $50,372 (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: 263
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $661

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 68%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Alamo Dr Vacaville, CA	2.0	1.5	1047	$2,425	$2.32	13d	2	0.21mi
343 Moon River Pl Vacaville, CA	1.0–3.0	1.0–2.5	893	$2,720	$3.05	13d	22	0.26mi
1567 Alamo Dr #22 Vacaville, CA	1.0	1.0	800	$1,500	$1.88	43d	1	0.30mi
1797 Brookwood Dr Vacaville, CA	3.0	2.0	1258	$2,800	$2.23	13d	1	0.52mi
945 Davis St Vacaville, CA	3.0	2.0	1248	$2,800	$2.24	13d	1	0.81mi
361 Gabiano Ct Vacaville, CA	3.0	2.5	1229	$3,000	$2.44	43d	1	0.82mi
1970 Peabody Rd #4 Vacaville, CA	2.0	1.0	819	$1,800	$2.20	43d	1	0.85mi
2001 Eastwood Dr Vacaville, CA	2.0	1.0	896	$1,950	$2.18	23d	2	0.87mi
999 Marshall Rd Vacaville, CA	1.0–2.0	1.0–2.0	847	$2,482	$2.93	13d	8	0.96mi
591 Peabody Rd Vacaville, CA	1.0–2.0	1.0–2.0	735	$2,339	$3.18	13d	13	1.03mi
901 Sara Ct Vacaville, CA	2.0	1.0–2.0	643	$2,475	$3.85	13d	14	1.23mi
520 McKnight Ln Vacaville, CA	3.0	2.0	1129	$2,895	$2.56	43d	1	1.30mi
148 Peabody Rd Vacaville, CA	1.0–3.0	1.0–3.0	1046	$2,998	$2.86	2d	15	1.31mi
800 El Camino Ave Vacaville, CA	2.0–3.0	1.0–2.0	899	$1,795	$2.00	12d	2	1.31mi
116 Elm St Vacaville, CA	2.0	1.0	948	$2,100	$2.22	43d	1	1.34mi
212 Stonyford Dr Vacaville, CA	3.0	2.0	1296	$3,000	$2.31	43d	1	1.36mi
293 Shasta Dr Vacaville, CA	1.0–2.0	1.0–2.0	735	$2,250	$3.06	13d	5	1.37mi
500 Elizabeth St Unit C Vacaville, CA	1.0	1.0	800	$1,995	$2.49	23d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 48 DOM
2. 2026-06-17
   days on market $179,900 Active 47 DOM
3. 2026-06-16
   days on market $179,900 Active 46 DOM
4. 2026-06-15
   days on market $179,900 Active 45 DOM
5. 2026-06-14
   days on market $179,900 Active 43 DOM
6. 2026-06-13
   days on market $179,900 Active 42 DOM
7. 2026-06-10
   days on market $179,900 Active 40 DOM
8. 2026-06-09
   days on market $179,900 Active 39 DOM
9. 2026-06-08
   days on market $179,900 Active 38 DOM
10. 2026-06-07
    days on market $179,900 Active 37 DOM
11. 2026-06-05
    days on market $179,900 Active 34 DOM
12. 2026-06-03
    days on market $179,900 Active 33 DOM
13. 2026-06-02
    days on market $179,900 Active 32 DOM
14. 2026-06-01
    days on market $179,900 Active 31 DOM
15. 2026-05-31
    days on market $179,900 Active 30 DOM
16. 2026-05-30
    days on market $179,900 Active 29 DOM
17. 2026-05-01
    listed $179,900 Active 1166-char remark

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,923
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$5,233
• Taxable income: $5,387
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $6,638/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 · 6 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home in El Matador Mobile Home Park offers a good condition with updates in the kitchen and bathroom. It has a good curb appeal and is ready for a fresh paint job to enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Update kitchen cabinets — Modernizes the kitchen and adds value.
• Both Replace dual-pane windows with energy-efficient windows — Reduces energy costs and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Update kitchen cabinets — Modernizes the kitchen and adds value. ↑
• Both Replace dual-pane windows with energy-efficient windows — Reduces energy costs and enhances curb appeal. ↑

ⓘ 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

• 2026-05-01 Listed $179,900 BAREIS