14692 Via Fiesta #10 · San Diego, CA 92127

$429,492

3 bd · 2.0 ba · 1,116 sqft · Condo public records · 6 Days on market

Built 2004 $345/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

* * Deed Restricted Unit * * DO NOT CONTACT SDHC DIRECTLY. Buyer must meet income and qualifications guidelines. Welcome to this fabulous 3-bedroom, 2-bath upper-level condo, perfectly positioned on a premier corner lot within the highly desirable Sycamore Walk community. This thoughtfully designed home delivers an incredible layout, anchored by an open kitchen that naturally expands the living space. The primary suite features its own private bathroom and a walk-in closet, while a dedicated indoor laundry closet adds everyday convenience. Complete with a detached 1-car garage, the property offers exclusive access to resort-style amenities, including a sparkling pool and a rentable clubh

Key facts

• Rentable clubhouse
• Walk-in closet
• Private bathroom

Tags

• OPEN KITCHEN
• PRIVATE BATHROOM
• WALK-IN CLOSET
• INDOOR LAUNDRY CLOSET
• DETACHED GARAGE
• RENTABLE CLUBHOUSE

Property features AI

Finance

• Other: Zoned R-1 (single family residential)
• Financial info: Property subject to Mello-Roos assessments
• HOA & community: Part of an association (Santaluz Sycamore Walk); Monthly HOA fee of $345; Association amenities include pool and clubhouse; pet rules apply; Community of 120 units

Exterior

• Parking: 1 garage space; 1 total parking space
• Utilities: Public sewer
• Home design: Attached property; End unit with 2+ common walls; Single-story / 1 total story
• Construction: Living area and lot size per public records
• Exterior features: Community pool; Curbs and sidewalks; Suburban setting

Interior

• Kitchen: Kitchen (listed as a room)
• Bedrooms: Walk-in closet listed (bedroom feature)
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on level 2; Has a view; Walk-in closet
• Laundry & utility: In-closet laundry; Washer hookup (washer and dryer excluded from sale)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $429k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (4.9% below list).
• Recommended offer: $409k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.0% in San Diego — 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 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• Poway Unified (urban): math 25% / reading 25% proficiency, ranked #317 of 517 in CA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 169 active listings in the ZIP; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $678 appreciation (0.2% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $408,614 (4.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.16% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,979
• Equity at exit: $128,111

10-year hold

• IRR: 4.9%
• Equity multiple: 1.54×
• Total profit: $64,840
• Equity at exit: $156,735

Cash invested: $120,258 (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 92127

• Home prices YoY: 0.0%
• Rents YoY: 2.7%
• Active inventory: 169
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,086 medium
• Mortgage (P&I): −$2,252
• Tax from tax record: −$319 /mo · $3,832/yr
• Insurance: −$179
• HOA: −$345
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $132

Break-even live

Break-even rent $3,918

Max offer price $429,492

Occupancy floor 92%

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: $107,373
• Closing costs: $12,885
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $429,492 Active 6 DOM
2. 2026-06-17
   days on market $429,492 Active 5 DOM
3. 2026-06-16
   days on market $429,492 Active 4 DOM
4. 2026-06-15
   days on market $429,492 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $429,492 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,832 · $319/mo
• Projected year-2 tax: $3,832 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,034
• − Mortgage interest: −$24,058
• − Property taxes: −$3,832
• − Insurance: −$2,147
• − Repairs & maintenance: −$3,923
• − Management: −$3,923
• − HOA: −$4,140
• − Depreciation: −$12,494
• Taxable loss: −$5,483
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $2,906/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.

Schools (NCES district)

• District: Poway Unified
• NCES district ID: 0631530
• Math proficiency: 25% ▼ -45.00%
• Reading proficiency: 25% ▼ -50.00%
• Median HH income: $102,903
• Composite: 27.12/100
• National rank: #7036
• State rank: #317 of 517 in CA

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing C+ Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,178,799 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 50,555
• Household income: $195,520
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1105.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Asian 32% Two or more races 13% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 30% · China, Canada, South Korea
• Languages at home: 64% English-only · Other Indo-European 12% Chinese 6% Spanish 3%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 417.8222
• Rent YoY: ▲ 2.71%
• Metro: San Diego-Chula Vista-Carlsbad, 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

1 event — show timeline

• 2026-06-13 Listed $429,492 CRMLS

Property tax history

+4.7%/yr

Latest (2025): $3,832 · +2.1% YoY. Source: county tax records.