700 Shady Glen Ave #24 · Vacaville, CA 95688

$135,888

2 bd · 1.0 ba · 528 sqft · Manufactured · 72 Days on market

Built 1969 Good condition ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Renovated and Affordable 2 Bedroom and 1 Bathroom Mobile Home in the Serene, Wooded Surroundings of Hidden Acres Estates near Alamo Creek. 528 Square Feet of thoughtfully Designed Living Space. Home Features a Completely Renovated Interior and Exterior with an Open Floor Plan that Maximizes Living Comfort. Elegant Laminate Flooring Throughout, a Modern Kitchen with Quartz Countertops, Breakfast Counter & New Cabinets. New Recessed Kitchen Lighting and New Stainless Steel Appliances, including a 5 Burner Gas Range with a Hood Over Range. ​ Dual Door Stainless Refrigerator. New Large Dual Stainless Sink with Pull Out Faucet by Kitchen Window. The Bathroom has been Updated &

Key facts

• Open floor plan
• Quartz countertops
• New cabinets

Tags

• RENOVATED INTERIOR
• RENOVATED EXTERIOR
• OPEN FLOOR PLAN
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• Financial info: Land lease amount: $895
• HOA & community: No association; Not a senior community

Exterior

• Parking: Two parking spaces; Guest parking available
• Security: Carbon monoxide detector and smoke detector; Double-strapped water heater (safety feature)
• Utilities: Public sewer; Cable available; Internet available
• Home design: Manufactured home in a park; Single-wide; Located in Hidden Acres park; Land lease required
• Construction: Fleetwood manufactured home; Wood skirting; Metal roof
• Exterior features: Covered deck; Attached deck; Porch with steps and railing; Porch awning; Landscaped front and back; Regular-shaped lot (see remarks)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Hood over range; Breakfast area with stone counters; Breakfast nook / kitchen-family combo
• Bedrooms: Two bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom with tile and shower stall
• Heating & cooling: Electric heating and wall furnace; Wall-mounted cooling unit (see remarks)
• Interior features: Updated/remodeled condition; Carbon monoxide detector, smoke detector, and double-strapped water heater; Windows listed as green energy efficient
• Laundry & utility: Laundry hookups inside the home; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 rising (+3.5%/yr); 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $939 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 + 3.5% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe 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 $127,734 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.79×
• Total profit: $29,977
• Equity at exit: $20,261

10-year hold

• IRR: 27.9%
• Equity multiple: 3.53×
• Total profit: $96,263
• Equity at exit: $11,749

Cash invested: $38,049 (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 95688

• Rents YoY: 3.5%
• Active inventory: 166
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,038/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $799

Break-even live

Break-even rent $1,189

Max offer price $135,888

Occupancy floor 59%

Sensitivity live

Price	-10% $893	-5% $846	+0% $799	+5% $752	+10% $705
Rent	-10% $625	-5% $712	+0% $799	+5% $886	+10% $973
Rate	-1.0pp $867	-0.5pp $833	base $799	+0.5pp $764	+1.0pp $728

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: $33,972
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Buck Ave Vacaville, CA	1.0–3.0	1.0	775	$1,980	$2.55	3d	3	0.90mi
577 Grandview Ct Unit 25 Vacaville, CA	1.0	1.0	550	$1,795	$3.26	44d	1	1.25mi

Listing history 20 events

1. 2026-06-18
   days on market $135,888 Active 72 DOM
2. 2026-06-17
   days on market $135,888 Active 71 DOM
3. 2026-06-16
   days on market $135,888 Active 70 DOM
4. 2026-06-15
   days on market $135,888 Active 69 DOM
5. 2026-06-14
   days on market $135,888 Active 67 DOM
6. 2026-06-13
   days on market $135,888 Active 66 DOM
7. 2026-06-10
   days on market $135,888 Active 64 DOM
8. 2026-06-09
   days on market $135,888 Active 63 DOM
9. 2026-06-08
   days on market $135,888 Active 62 DOM
10. 2026-06-07
    days on market $135,888 Active 61 DOM
11. 2026-06-05
    days on market $135,888 Active 58 DOM
12. 2026-06-03
    days on market $135,888 Active 57 DOM
13. 2026-06-02
    days on market $135,888 Active 56 DOM
14. 2026-06-01
    days on market $135,888 Active 55 DOM
15. 2026-05-31
    days on market $135,888 Active 54 DOM
16. 2026-05-30
    days on market $135,888 Active 53 DOM
17. 2026-05-26
    status Active
18. 2026-05-26
    price $135,888
19. 2026-03-30
    historical Contingent (Show)
20. 2026-02-26
    listed $139,500 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,398
• − Mortgage interest: −$7,612
• − Property taxes: −$2,038
• − Insurance: −$679
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,953
• Taxable income: $7,891
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $7,691/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully renovated mobile home in Hidden Acres Estates is in good condition with a good condition score of 80. It has a modern kitchen, updated bathroom, and well-maintained exterior. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in bathrooms — Modernizes the bathrooms and can increase resale value.
• Both New lighting fixtures — Enhances the home's aesthetic and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Modernizes the bathrooms and can increase resale value. ↑
• Both New lighting fixtures — Enhances the home's aesthetic and can increase both resale and rental 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): 40,201
• Household income: $118,186
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1051.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 26% Two or more races 13% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 12% Russian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 14% 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: ▼ -383.80%
• Current HPI: 269.7694
• Rent YoY: ▲ 3.49%
• 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

-2.6% since first listed

4 events — show timeline

• 2026-05-26 Relisted — BAREIS
• 2026-05-26 Price Changed $135,888 BAREIS
• 2026-03-30 Contingent — BAREIS
• 2026-02-26 Listed $139,500 BAREIS