35109 Highway 79 · Aguanga, CA 92086

$74,900

2 bd · 2.0 ba · 1,040 sqft · MultiFamily · 99 Days on market

Built 1972 4,000 sqft lot $72/sqft · 59% below area $372/mo HOA · 32% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Livability +1.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Discover your dream home oasis in the highly sought-after 55+ community of Stone Ridge, Warner Springs Estates. This fixer is a 2-bedroom, 2-bathroom home with approx. 1,040 sq ft of original living space with large, attached sunroom which could be a 3rd bedroom, office or game room. Built in 1973, this older construction home boasts an inviting open floor plan. This affordable home provides a blank canvass for those with imagination and desire to create something truly special. The Stone Ridge community elevates the 55+ lifestyle with an impressive array of amenities. Residents can explore scenic walking and hiking trails, enjoy the tranquility of three fishing ponds, and socialize at the

Key facts

• Open floor plan
• Dance hall
• Community center

Tags

• LARGE ATTACHED SUNROOM
• OPEN FLOOR PLAN
• THREE FISHING PONDS
• COMMUNITY CENTER
• BILLIARDS ROOM
• DANCE HALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.1% in Aguanga — 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 29/100 on livability (#1,472 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: schools D, amenities F, commute F.
• Warner Unified (rural): math 15% / reading 30% proficiency, ranked #1,219 of 1,400 in CA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 53 sale attempts since 28y ago; this cycle's ask is 4073% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $75k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.10% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.15%
• DSCR: 3.41
• GRM: 2.7

CMA / ARV

• ARV (median comp): $180,991
• List price: $74,900
• Delta: -58.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.2%
• Equity multiple: 5.83×
• Total profit: $101,329
• Equity at exit: $67,476

10-year hold

• IRR: 61.0%
• Equity multiple: 12.99×
• Total profit: $251,524
• Equity at exit: $145,514

Cash invested: $20,972 (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 92086

• Home prices YoY: 9.4%
• Active inventory: 60
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$372
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $946

Break-even live

Break-even rent $1,126

Max offer price $74,900

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,324
Total (2 units)			$2,324

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $372 · $4,464/yr

Listing history 50 events

1. 2026-06-19
   days on market $74,900 Active 99 DOM
2. 2026-06-18
   days on market $74,900 Active 98 DOM
3. 2026-06-17
   days on market $74,900 Active 97 DOM
4. 2026-06-16
   days on market $74,900 Active 96 DOM
5. 2026-06-15
   days on market $74,900 Active 95 DOM
6. 2026-06-14
   days on market $74,900 Active 93 DOM
7. 2026-06-12
   days on market $74,900 Active 92 DOM
8. 2026-06-09
   days on market $74,900 Active 89 DOM
9. 2026-06-08
   days on market $74,900 Active 88 DOM
10. 2026-06-07
    days on market $74,900 Active 87 DOM
11. 2026-06-07
    days on market $74,900 Active 86 DOM
12. 2026-06-04
    days on market $74,900 Active 83 DOM
13. 2026-06-02
    days on market $74,900 Active 82 DOM
14. 2026-06-01
    days on market $74,900 Active 81 DOM
15. 2026-05-31
    days on market $74,900 Active 80 DOM
16. 2026-05-31
    days on market $74,900 Active 79 DOM
17. 2026-03-30
    historical $1,795
18. 2026-03-15
    historical $1,795
19. 2026-03-14
    listed $1,795
20. 2026-02-05
    listed $1,795
21. 2026-01-01
    historical $1,700
22. 2025-12-11
    listed $1,700
23. 2025-09-20
    historical $1,900
24. 2025-09-15
    listed $1,900
25. 2025-09-15
    historical $1,900
26. 2025-08-26
    price $1,900
27. 2025-07-05
    listed $1,985
28. 2025-07-04
    historical $1,695
29. 2025-05-09
    listed $1,695
30. 2025-05-01
    historical $1,695
31. 2025-03-12
    price $1,695
32. 2025-01-18
    price $1,795
33. 2024-11-01
    listed $1,855
34. 2024-11-01
    historical $2,600
35. 2024-10-15
    listed $2,600
36. 2024-07-15
    historical $3,000
37. 2024-07-01
    price $3,000
38. 2024-06-30
    price $3,200
39. 2024-06-26
    price $3,500
40. 2024-06-25
    listed $1,500
41. 2024-03-30
    historical $1,795
42. 2024-01-07
    listed $1,795
43. 2023-10-20
    historical $1,695
44. 2023-09-14
    listed $1,695
45. 2016-12-31
    historical
46. 2016-06-07
    historical
47. 2016-03-31
    price $49,000
48. 2016-01-01
    listed $49,900
49. 2015-12-31
    historical
50. 2015-11-24
    historical

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,888
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$4,464
• − Depreciation: −$2,179
• Taxable income: $11,089
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $8,695/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: Warner Unified
• NCES district ID: 0600042
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 30% ▲ 10.00%
• Median HH income: $38,559
• Composite: 22.01/100
• National rank: #13538
• State rank: #1219 of 1400 in CA

Livability — Aguanga

• Score: 29/100
• State rank: #1472
• US rank: #27924

Category grades

Amenities F Commute F Cost of living F Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,410

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 26% Two or more races 17% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Iranian 3% Italian 3% Lithuanian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% Korean 2% Tagalog/Filipino 1%

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: ▲ 28.73%
• Current HPI: 334.0631
• Rent YoY: —
• Metro: —
• 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

-97.0% since first listed

123 events — show timeline

• 2026-03-30 Rental Removed $1,795 SHOWMOJO
• 2026-03-15 Rental Removed $1,795 APPFOLIO
• 2026-03-14 Listed for Rent $1,795 SHOWMOJO
• 2026-02-05 Listed for Rent $1,795 APPFOLIO
• 2026-01-01 Rental Removed $1,700 SHOWMOJO
• 2025-12-11 Listed for Rent $1,700 SHOWMOJO
• 2025-09-20 Rental Removed $1,900 APPFOLIO
• 2025-09-15 Listed for Rent $1,900 APPFOLIO
• 2025-09-15 Rental Removed $1,900 APPFOLIO
• 2025-08-26 Price Changed $1,900 APPFOLIO
• 2025-07-05 Listed for Rent $1,985 APPFOLIO
• 2025-07-04 Rental Removed $1,695 APPFOLIO
• 2025-05-09 Listed for Rent $1,695 APPFOLIO
• 2025-05-01 Rental Removed $1,695 APPFOLIO
• 2025-03-12 Price Changed $1,695 APPFOLIO
• 2025-01-18 Price Changed $1,795 APPFOLIO
• 2024-11-01 Listed for Rent $1,855 APPFOLIO
• 2024-11-01 Rental Removed $2,600 RENTALBEAST
• 2024-10-15 Listed for Rent $2,600 RENTALBEAST
• 2024-07-15 Rental Removed $3,000 Avail
• 2024-07-01 Price Changed $3,000 Avail
• 2024-06-30 Price Changed $3,200 Avail
• 2024-06-26 Price Changed $3,500 Avail
• 2024-06-25 Listed for Rent $1,500 Avail
• 2024-03-30 Rental Removed $1,795 PROPERTYWARE
• 2024-01-07 Listed for Rent $1,795 PROPERTYWARE
• 2023-10-20 Rental Removed $1,695 PROPERTYWARE
• 2023-09-14 Listed for Rent $1,695 PROPERTYWARE
• 2016-12-31 Listing Removed — CRMLS
• 2016-06-07 Listing Removed — CRMLS
• 2016-03-31 Price Changed $49,000 CRMLS
• 2016-01-01 Listed $49,900 CRMLS
• 2015-12-31 Listing Removed — CRMLS
• 2015-11-24 Listing Removed — CRMLS
• 2015-10-28 Listed $60,000 CRMLS
• 2015-08-22 Listing Removed — CRMLS
• 2015-08-21 Sold (MLS) $10,000 CRMLS
• 2015-08-20 Pending — CRMLS
• 2015-06-16 Listing Removed — CRMLS
• 2015-06-15 Listed $10,000 CRMLS
• 2015-05-28 Listing Removed — CRMLS
• 2015-05-08 Listed $115,000 CRMLS
• 2015-04-14 Price Changed $70,000 CRMLS
• 2015-04-06 Price Changed $7,000 CRMLS
• 2015-01-08 Listed $95,000 CRMLS
• 2015-01-05 Listed $49,900 CRMLS
• 2015-01-02 Listing Removed — CRMLS
• 2014-10-14 Price Changed $10,000 CRMLS
• 2014-03-05 Sold (MLS) $145,000 CRMLS
• 2014-01-01 Listed $59,900 CRMLS
• 2013-12-12 Listing Removed — CRMLS
• 2013-12-05 Listed $17,000 CRMLS
• 2013-06-12 Listed $59,900 CRMLS
• 2012-12-31 Listing Removed — CRMLS
• 2012-10-09 Listing Removed — CRMLS
• 2012-04-23 Listing Removed — CRMLS
• 2012-04-02 Listed $145,000 CRMLS
• 2012-03-20 Listed $125,000 CRMLS
• 2011-10-23 Listed $26,500 CRMLS
• 2010-10-12 Listed $79,999 CRMLS
• 2009-08-04 Listing Removed — CRMLS
• 2009-05-01 Listed $49,900 CRMLS
• 2009-04-16 Listing Removed — CRMLS
• 2009-04-08 Listing Removed — CRMLS
• 2008-04-21 Listed $139,900 CRMLS
• 2008-04-05 Listed $75,000 CRMLS
• 2008-01-03 Sold (MLS) $33,000 CRMLS
• 2007-11-28 Sold (MLS) $125,000 CRMLS
• 2007-10-01 Listing Removed — CRMLS
• 2007-09-17 Sold (MLS) $70,000 CRMLS
• 2007-05-24 Listed $94,900 CRMLS
• 2007-05-19 Listed $159,000 CRMLS
• 2007-02-08 Listed $35,000 CRMLS
• 2007-01-01 Listing Removed — CRMLS
• 2006-08-31 Listing Removed — CRMLS
• 2006-05-14 Listing Removed — CRMLS
• 2006-03-22 Listed $137,500 CRMLS
• 2006-02-22 Listed $289,000 CRMLS
• 2006-02-08 Sold (MLS) $50,000 CRMLS
• 2006-02-03 Listing Removed — CRMLS
• 2006-01-06 Listing Removed — CRMLS
• 2005-12-02 Listing Removed — CRMLS
• 2005-11-14 Listed $159,000 CRMLS
• 2005-11-03 Listed $144,600 CRMLS
• 2005-11-02 Sold (MLS) $105,000 CRMLS
• 2005-10-07 Listed $164,500 CRMLS
• 2005-09-11 Listed $119,000 CRMLS
• 2005-06-15 Listing Removed — CRMLS
• 2005-06-14 Listed $159,000 CRMLS
• 2005-06-13 Listing Removed — CRMLS
• 2005-04-27 Listing Removed — CRMLS
• 2005-02-28 Listing Removed — CRMLS
• 2005-02-11 Listed $284,000 CRMLS
• 2005-01-15 Listed $174,500 CRMLS
• 2005-01-11 Listing Removed — CRMLS
• 2005-01-08 Listed $92,500 CRMLS
• 2004-12-09 Sold (MLS) $109,750 CRMLS
• 2004-12-01 Listing Removed — CRMLS
• 2004-10-11 Listed $149,900 CRMLS
• 2004-08-27 Listed $245,000 CRMLS
• 2004-08-23 Listed $149,000 CRMLS
• 2004-08-23 Listed $117,500 CRMLS
• 2004-08-20 Sold (MLS) $80,000 CRMLS
• 2004-07-29 Listed $59,900 CRMLS
• 2004-07-29 Sold (MLS) $55,000 CRMLS
• 2004-06-01 Sold (MLS) $98,000 CRMLS
• 2004-05-05 Listed $59,000 CRMLS
• 2004-03-04 Sold (MLS) $146,900 CRMLS
• 2004-02-06 Listed $85,000 CRMLS
• 2004-02-05 Listed $98,500 CRMLS
• 2004-01-07 Listed $146,900 CRMLS
• 2003-10-26 Listing Removed — CRMLS
• 2003-04-26 Listed $89,000 CRMLS
• 2000-01-10 Listing Removed — CRMLS
• 1999-09-20 Listed $87,500 CRMLS
• 1999-09-01 Listing Removed — CRMLS
• 1999-06-10 Listing Removed — CRMLS
• 1999-02-03 Listed $18,500 CRMLS
• 1998-12-14 Listed $59,500 CRMLS
• 1998-10-10 Listing Removed — CRMLS
• 1998-05-26 Listing Removed — CRMLS
• 1998-05-13 Listing Removed — CRMLS
• 1998-01-12 Listing Removed — CRMLS