North Bay guide · Tier A · Rank #8 of 30
House hacking in Fairfield (Downtown / West Texas).
Fairfield's transit-and-jobs core: a deliberate downtown upzone next to Amtrak rail and a 13,000-person federal base, at the metro's most affordable price band.
What's actually happening in 94533
- Adopted
Heart of Fairfield Specific Plan (adopted 2017): 513 acres enabling 1,600 units plus 140,000 sf commercial. City of Fairfield / CEQAnet 2015122005
- Under construction
West Texas Complete Streets: $10.08M, under construction since Apr 2025. City of Fairfield
- Operational
Fairfield Transportation Center in-ZIP plus the Suisun-Fairfield Amtrak stop 0.8 miles out. Capitol Corridor
- Existing anchor
Travis AFB: 13,414 personnel and a $1.6–3.7B regional impact, about 3 miles away. Solano EDC
The numbers
- Median price
- ~$609K (Zillow ZHVI/Redfin, 2026)
- Market rent
- all-bed ~$2,391/mo (Zumper, May 2026)
- Property tax (Solano County)
- 1.21% median effective (new-buyer ~1.15–1.30%; Mello-Roos possible in new tracts)
- Per-bed rent band
- $950–1,200/mo per bed
- ADU rent band
- $1,800–2,200/mo
- Whole-home rent band
- $2,800–3,400/mo whole-home
- Underwriting vacancy
- 5% underwriting vacancy
- Appreciation scenarios
- 1.5 / 2.5 / 4.0 %/yr (conservative / base / upside)
Valley floor. Appreciation basis: Adopted downtown upzone, Amtrak at 0.8 mi, and the Travis AFB demand floor. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.
Buildings we underwrote in 94533
4 buildings in 94533 carry a record. 2 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 1713 Fillmore St 4 units · $925,000 | +$5,758 House-Hack | Underwritten — beats renting and index funds, below the publish cut |
| 1718 Fillmore St 4 units · $951,150 | +$3,674 House-Hack | Underwritten — beats renting and index funds, below the publish cut |
| 424 San Marco St 5 units · $915,000 | −$45,555 S&P 500 | Underwritten — the index wins at our defaults |
| 1722 Indiana St 2 units · $599,000 | −$202,250 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94533, newest basis first.
The house-hack angle
The state ADU parking exemption within a half-mile of the Transportation Center covers the downtown core; room-by-room to a military and civil-service renter pool; small multifamily in the upzone's high-density districts.
What breaks it
- No Sunday bus service, so tenants realistically own cars
- Heart of Fairfield build-out pace against its 1,600-unit ceiling is unverified
- City ADU ordinance may need a state-compliance update