Live-Work Property with
For Sale
$499,000
1222 Solano, Vallejo, CA 94590
MULTI_FAMILY - Vallejo, CA
Property Size2,026 SF
Lot Size0.10 Acres
Price / SF$246.30
Days on Market82
Property Features for 1222 Solano
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Parking Lot
Exterior features
Back Yard, Side Yard, Private Entrance
Fencing
Chain Link, Fenced
Subdivision
Vallejo Manor
Lot features
Back Yard
Directions
GPS..
Standard status
Active
APN
0059012070
Size
2,026 SF
Lot size
0.10 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace, Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1912
Number of units
2
Flooring type
Wood, Concrete, Tile
Building materials
Stucco, Frame, Wood
Roof type
Composition
Listing Agency:
eXp Realty of California, Inc.
(888) 584-9427
Listed By:
Andrew Crisolo · License #02056832
(510) 390-3895
Added: Jun 4
Changed: Aug 18
Last Checked: Aug 24 at 10:06PM
MLS# 41137155
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This live-work property contains 2,026 square feet across an upper-level residential unit and a dedicated commercial area below. The residence includes two bedrooms and 1.5 baths, while the commercial portion has its own full bath and private entrance. Outdoor areas include fenced back and side yards. Interior finishes include wood, concrete, and tile flooring, with stucco, frame, and wood construction materials.
Built in 1912, the property includes a parking lot and composition roofing. Heating is provided by wall furnace, natural gas, and forced air systems. Public water and public sewer serve the property. The address is 1222 Solano in Vallejo, within Solano County and ZIP Code 94590.
Built in 1912, the property includes a parking lot and composition roofing. Heating is provided by wall furnace, natural gas, and forced air systems. Public water and public sewer serve the property. The address is 1222 Solano in Vallejo, within Solano County and ZIP Code 94590.
Key Highlights
- 2,026‑square‑foot live‑work property with residential and commercial areas
- Upper‑level residence includes 2 bedrooms and 1.5 baths
- Ground‑floor commercial space includes a full bath and private entrance
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$44,544
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$890,880
$890.9K
Cap Rate 7%
$636,343
$636.3K
Cap Rate 9%
$494,933
$494.9K
Market Conditions
NOI Build-Up for 2,026 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$79.0K $39.00/SF
− Vacancy
−$7.7K −$3.82/SF
EGI
$71.3K $35.18/SF
− OpEx
−$26.7K −$13.19/SF
NOI
$44.5K $21.99/SF
Area
Vallejo, CA
Vacancy
9.80%
Lease Rate
$39.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$890,880
Cap Rate 7%
$636,343
Cap Rate 9%
$494,933
Alternative Uses
Best Use
Office B
$671.2K
$587.3K – $783.1K
NOI $46,984 @ 7.0% cap · market cap 9.42%
Second Best
Mixed Use
$636.3K
$556.8K – $742.4K
NOI $44,544 @ 7.0% cap · market cap 8.93%
Theoretical Best
Office A
$986.0K
$862.8K – $1.15M
NOI $69,022 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
911
Businesses Nearby
Explore this area
Business Placement
Demographics for 94590, CA
39,981
Population
16,500
Households
2.4
Avg Household Size
38
Median Age
26%
College-Educated
87%
High-School Grad
6.6 sq mi
ZIP Area
6,058
Density / Sq Mi
$66,957
Median Household Income
$43,383
Median Earnings
$1,768
Median Rent
$510,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Separate residential and commercial areas include multiple baths, a private entrance, parking lot, and fenced outdoor space.
Where is this live-work space located?
The property is located at 1222 Solano Vallejo, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,026‑square‑foot live‑work property with residential and commercial areas; Upper‑level residence includes 2 bedrooms and 1.5 baths; Ground‑floor commercial space includes a full bath and private entrance
