Property overview
2609 Sonoma Blvd, Vallejo, CA 94590
Beats renting and index funds on our cautious numbers, but by too little to survive an ordinary rent shortfall. It passed the math, not our bar.
Sonoma Boulevard corridor, Vallejo · Downtown Vallejo Specific Plan and the 6th Cycle Housing Element upzone 0.43 mi
Analysis of 2026-09-07 · page updated 2026-10-09
The underwrite
What the $79 underwrite contains
Your underwrite contains the full underwriting
The facts below are public, and so is every source behind them. What a buyer pays for is the answer and the working behind it.
Everything below is public. Your underwrite holds the answer and the working behind it: open it above.
- Our answer at cautious, expected and best-case rents, side by side.
- Every rent we used, and the registry cells it came from.
- Tax reset arithmetic at this ask, with each parcel charge named.
- How far rents can fall before the answer turns over.
- What would change the answer.
- What to demand in writing before you sign.
Delivered within one business day. Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Members: open the full underwrite
This building stood on a board, so the pass opens its underwrite. Sign in and this page hands you the whole thing.
Verification
What we verified
| Fact | Status | Source |
|---|---|---|
| 2 residential units plus a ground-floor commercial storefront, in two detached buildings on one lot | corroborated | listing prose describes the mix outright: a street-level storefront of about 500 sqft with a bathroom and storage, a three-bedroom one-bath unit directly above it, and a rear building holding a separate three-bedroom two-bath residence. Bedroom and bath chips of 6 and 3 sum exactly to those two dwellings, and the parcel carries a single APN. Only the two residences count as dwellings here, and the storefront earns nothing anywhere on this page |
| Zoned Mixed | verified | the zoning field on the public listing reads "Mixed", which matches a ground-floor retail bay under two flats and matches the arterial frontage. Mixed use is permitted in our scope and is not a disqualifier, though it changes what a buyer is underwriting |
| Annual tax $5,770 against a 2025 assessed value of $121,970 | verified | both figures appear on the public listing, together with a 2026 assessment of $124,408. Against the current assessment that works out to 4.73%, roughly four times Solano County’s 1.21% median, and it is the single most consequential number on this page. No secured bill was read to decompose it: Solano parcels fall outside the four county formats our tax-bill tooling recognises |
| Ask $475,000, cut twice from $550,000 since June | verified | price history on the public listing: listed 6/8 at $550,000, cut 6/15 to $499,000, cut again 7/29 to $475,000. Down 13.6% in under two months and still unsold at 92 days |
| Delivered 100% vacant, sold strictly as-is | stated | the seller states both in the listing prose and calls the property a fixer-upper and a blank canvas. Vacancy removes the tenancy question that usually clouds a rent basis, and it also means no rent roll exists to check our bands against |
| 4 listing photos analyzed, 2 flags, one of them structural | verified | photo analysis pass on 2026-09-07. Every frame is exterior; no interior of either dwelling is photographed. Glazing runs across most of the ground-floor facade of a 1970 wood-frame building, which reads as a potential soft-story condition, and the band above the storefront shows peeling paint and surface deterioration |
| Owner is drawing architectural plans for an ADU | stated | listing prose says the owner is currently working on plans for an ADU addition. Plans are not permits and no third dwelling exists today, so nothing on this page counts income from one |
5 facts checked against a named source. 2 we could not settle. 6 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $121,970
- Rate used
- 2.114%
- Tax bill at this ask
- $10,042/yr
A bill on the roll belongs to the seller. A sale resets the assessment, so the figure above is what a buyer at this ask would owe.
Community facilities district: unknown in name, large in size: about $4,294 a year of this bill, three quarters of it, behaves as fixed direct charges. Whether that is a community facilities district, business improvement district assessments on an arterial commercial frontage, sewer and storm charges, or some combination cannot be told without the bill. None of it resets at sale and none of it scales down.
Standing
Where this sat
On the North Bay board on August 24, 2026, August 31, 2026, September 7, 2026, September 14, 2026.