93 Lugo Dr · Fairfield, CA 94533

$139,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 10 Days on market

Built 1971 Fair condition Est $215k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1,440 Sq. Ft. double-wide with 3 bedroom and 2 full bathrooms with central heat and air conditioning. Dover Mobile Home Park is an all-ages park in one of Fairfield's Most Desirable Mobile Home Parks, located near Travis Air Force Base and features family-friendly amenities including Swimming Pool, Spa, Exercise Room, Recreation Hall, Basketball Court, Barbecue Pits, Horse Shoe Pit, Library & Billiards.

Key facts

• Double-wide
• Spa
• Exercise room

Tags

• DOUBLE-WIDE
• SWIMMING POOL
• SPA
• EXERCISE ROOM
• RECREATION HALL
• BASKETBALL COURT

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Gas plumbed; Public water; Public sewer
• Home design: Parkhome manufacturer (unknown); Metal skirting; Built in 1971
• Construction: Metal skirting
• Exterior features: Manufactured home in a park; Double wide; Land lease: $700

Interior

• Bedrooms: 3 bedrooms
• Flooring: Linoleum; Carpet
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central cooling; Gas heating; Central heating
• Interior features: Pets allowed
• Laundry & utility: Indoor laundry area with gas hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Cap rate 16.8% vs local median 3.0% in Fairfield — 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 (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D-, commute F, cost of living F.
• Fairfield-Suisun Unified (urban): math 23% / reading 53% proficiency, ranked #238 of 517 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tolenas Academy of Music And Media (583 students, 61% FRL); Grange Middle (780 students, 73% FRL); Fairfield High (math 16% / reading 41%, grade F, #774 of 1,170 statewide, top 66%, 1,633 students, 58% FRL) — zoned schools average 64% FRL vs 47% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 265 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 38% of the median local income ($87k/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 $961 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 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→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.98% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.35%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $214,560
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Valencia	0.06mi	3/2.0	1,344 (-7%)	2mo	$159,000	$118	85
51 Barcelona Cir	0.04mi	3/2.0	1,560 (+8%)	7mo	$232,000	$149	78
41 Bel Air Cir	0.34mi	3/2.0	1,440 (0%)	13mo	$272,000	$189	74
131 Zaragoza Dr	0.06mi	3/2.0	1,340 (-7%)	16mo	$213,000	$159	72
120 Century Ct Ct	0.29mi	2/2.0 (-1)	1,368 (-5%)	4mo	$225,000	$164	69
190 Granada Dr	0.17mi	3/2.0	1,344 (-7%)	17mo	$40,000	$30	66
126 Chevy Chase Ct	0.29mi	3/2.0	1,550 (+8%)	9mo	$225,000	$145	66
131 Chevy Chase Ct	0.26mi	2/2.0 (-1)	1,344 (-7%)	10mo	$222,000	$165	64
158 Olympic Ct	0.22mi	3/2.0	1,344 (-7%)	22mo	$230,000	$171	60
49 Bel Air Cir	0.28mi	2/2.0 (-1)	1,594 (+11%)	16mo	$190,000	$119	50
144 Northridge Ct	0.25mi	2/2.0 (-1)	1,640 (+14%)	15mo	$239,000	$146	48

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.21×
• Total profit: $47,003
• Equity at exit: $20,725

10-year hold

• IRR: 35.6%
• Equity multiple: 3.85×
• Total profit: $110,731
• Equity at exit: $12,018

Cash invested: $38,920 (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 94533

• Rents YoY: 0.1%
• Active inventory: 265
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,749 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $1,211

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,307	-5% $1,259	+0% $1,211	+5% $1,163	+10% $1,115
Rent	-10% $994	-5% $1,103	+0% $1,211	+5% $1,320	+10% $1,429
Rate	-1.0pp $1,281	-0.5pp $1,247	base $1,211	+0.5pp $1,175	+1.0pp $1,139

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Catlin Ct Fairfield, CA	3.0	2.0	1696	$2,750	$1.62	45d	1	0.60mi
1648 Little Rock Cir Suisun City, CA	3.0	3.0	1839	$3,300	$1.79	45d	1	0.70mi
1648 Little Rock Cir Suisun City, CA	3.0	3.0	1839	$3,300	$1.79	23d	1	0.70mi
2000 Clay Bank Rd Fairfield, CA	1.0–2.0	1.0–2.0	834	$2,699	$3.24	0d	12	0.87mi
745 Monte Carlo Dr Suisun City, CA	4.0	3.0	1775	$3,400	$1.92	15d	1	1.00mi
1400 Humphrey Dr Suisun City, CA	2.0–3.0	1.5	1075	$2,425	$2.26	5d	4	1.00mi
1335 Phillip Way Suisun City, CA	3.0	2.5	1606	$3,000	$1.87	15d	1	1.02mi
89 Villa Cir Fairfield, CA	2.0	1.5	968	$1,900	$1.96	25d	1	1.04mi
1930 Grande Cir #77 Fairfield, CA	2.0	2.0	1095	$1,750	$1.60	45d	1	1.05mi
1990 Grande Cir Fairfield, CA	2.0	1.0–1.5	895	$2,135	$2.39	5d	15	1.06mi
1970 Grande Cir #19 Fairfield, CA	2.0	1.5	1095	$2,200	$2.01	25d	1	1.08mi
1960 Grande Cir #42 Fairfield, CA	3.0	1.5	1176	$2,500	$2.13	45d	1	1.10mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	45d	1	1.17mi
1955 Grande Cir Unit U Fairfield, CA	2.0	1.5	964	$1,800	$1.87	15d	1	1.17mi
1930 Manor Pl Unit 1 Fairfield, CA	2.0	1.5	1100	$2,150	$1.95	23d	1	1.18mi
2776 Woodmont Dr Fairfield, CA	3.0	2.5	1578	$2,995	$1.90	45d	1	1.30mi
1513 Casa Loma Way Suisun City, CA	3.0	2.0	1334	$3,500	$2.62	15d	1	1.31mi
1037 Mockingbird Ln Fairfield, CA	3.0	2.0	1476	$2,695	$1.83	45d	1	1.35mi
1104 Waxwing Dr Suisun City, CA	3.0	2.0	1279	$3,079	$2.41	45d	1	1.39mi
1349 Blossom Ave Fairfield, CA	1.0–3.0	1.0–3.0	1017	$3,340	$3.28	3d	11	1.39mi
2751 Peppertree Dr Fairfield, CA	2.0	1.0–2.0	726	$2,175	$2.99	15d	7	1.49mi
2916 Cascade Cir Fairfield, CA	3.0	2.0	1080	$2,850	$2.64	45d	1	1.49mi

Listing history 8 events

1. 2026-06-15
   status $139,000 Pending 10 DOM
2. 2026-06-15
   days on market $139,000 Active 10 DOM
3. 2026-06-14
   days on market $139,000 Active 8 DOM
4. 2026-06-10
   days on market $139,000 Active 5 DOM
5. 2026-06-09
   days on market $139,000 Active 4 DOM
6. 2026-06-08
   days on market $139,000 Active 3 DOM
7. 2026-06-07
   remarks 421-char remark
8. 2026-06-07
   listed $139,000 Active 2 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) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 13 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: $32,992
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − Depreciation: −$4,044
• Taxable income: $13,103
• Est. tax owed @ 24.0%: −$3,145
• After-tax cash flow: $11,391/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 · 11 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including painting, HVAC replacement, and landscaping. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major HVAC unit — Visible wear and tear
• Moderate exterior siding — Weathered and discolored
• Major interior walls — Worn paint

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace HVAC unit — A new HVAC system improves comfort and energy efficiency
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
HVAC unit · Visible wear and tear	Major	$15,000–50,000
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
interior walls · Worn paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace HVAC unit — A new HVAC system improves comfort and energy efficiency ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal 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: Fairfield-Suisun Unified
• NCES district ID: 0613360
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $69,654
• Composite: 34.59/100
• National rank: #5157
• State rank: #238 of 517 in CA

Livability — Fairfield

• Score: 67/100
• State rank: #314
• US rank: #10551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, CA
• County: Solano County · 433,239 people
• City population: 120,008
• Metro: Vallejo, CA
• Population (ZIP): 78,805
• Household income: $87,384
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 3474.0

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 0.75)
• Race & ethnicity: Hispanic / Latino 39% White 23% Black 16% Two or more races 16% Asian 14% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 28% Tagalog/Filipino 6% 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: ▼ -258.88%
• Current HPI: 285.4365
• Rent YoY: ▲ 0.15%
• 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