Vallejo’s Zillow ZHVI typical city home value is $526,808 and its ZORI typical observed monthly market rent is $2,181. That produces a 5.0% gross yield before every operating cost, financing expense and vacancy allowance. The home value fell 4.3% year over year while observed rent rose 0.4%. The ZHVI equals 5.84x ACS median household income, and annual ZORI equals 29.0% of that income, indicating an affordability constraint and limited room for underwriting error.
The city has 47,084 housing units, a 4.9% citywide vacancy rate, and renters occupy 42.6% of occupied units. These measures establish scale and tenure but cannot predict whether a specific unit will lease. ACS reports a $589,500 median value for surveyed owner-occupied homes and $2,073 median gross rent for occupied rentals, including selected utilities. ACS differs in population, method and period from Zillow’s typical value and observed market rent, so the measures should remain separate in underwriting.
City housing is 73.0% single-family and 8.1% large multifamily, useful context for product prevalence but not available investment inventory. Among vacant units, 24.4% are classified for rent; this is a vacancy-reason share, not an availability rate. Rent burden affects 61.6% of measured renter households. Population is 124,268, up 2.5% between overlapping ACS vintages; that change is not annualized and may reflect boundary changes. Median household income is $90,171, while unemployment is 7.4% and poverty is 12.2%. These are descriptive demand constraints, not proof of tenant quality, rent growth or causation.
In Solano County, county listings had a median 43 days on market and 18.7% showed price reductions, suggesting buyers may have negotiating room at the county scope without establishing city conditions. In the broader Vallejo metro, metro employment grew 0.5% year over year and metro for-sale supply was 3 months, offering mixed demand and liquidity context rather than city measurements. The national Freddie Mac mortgage rate was 6.58%, a financing benchmark that does not describe a local borrower’s quote.
Citywide values, rents and survey shares do not reveal a target property’s condition, legal use, lease terms or expenses. Verify address-level sale comparables, competing rentals, configuration, permits, title, inspection findings and insurance terms. Build taxes, insurance, maintenance, management, utilities, turnover, vacancy, capital work and financing into property-specific cash flow, then stress-test rent and resale assumptions. Confirm tenant status, deposits, leases and compliance from primary documents. Gross yield is not net return, and citywide vacancy cannot establish leasing speed.