14692 Via Fiesta #4 · San Diego, CA 92127

$315,000

1 bd · 1.0 ba · 611 sqft · Condo public records · 19 Days on market

Built 2004 $323/mo HOA · 13% 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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

* * Deed Restricted Unit * * Buyer must meet income and qualifications guidelines. Must contact listing agent for questions. Here is your opportunity to own in the highly desirable Santaluz community. This one bedroom end unit features a front patio with an attached single car garage with access directly into your kitchen. Situated in a well-manicured, lush complex with a clubhouse and sparkling pool. Conveniently located near top rated schools, parks, hiking trails, golf and shopping with easy access to the 56 freeway & only a 20 minute drive to Solana Beach!

Key facts

• Front patio
• Clubhouse
• Top rated schools

Tags

• FRONT PATIO
• ATTACHED SINGLE CAR GARAGE
• WELL MANICURED COMPLEX
• CLUBHOUSE
• TOP RATED SCHOOLS
• HIKING TRAILS

Property features AI

Finance

• Other: Parcel number on record: 2692412312
• HOA & community: Part of Santaluz Sycamore Walk association; Monthly association fee; Association amenities include pool, clubhouse, barbecue area, pet rules, and grounds maintenance; Community of 120 units

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Lot size source: Assessor's data; Zoning: r-1
• Home design: Attached property; Single-story
• Construction: Year built per assessor; Living area per assessor
• Exterior features: Community pool; Curbs and sidewalks

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Main floor bedroom
• Bathrooms: One full bathroom
• Interior features: One-level home with front door entry; End unit; Has a view
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (18.7% below list).
• Recommended offer: $256k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Design 39 Campus (1,226 students, 6% FRL); Black Mountain Middle (1,129 students, 19% FRL); Del Norte High (2,531 students, 10% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 170 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).
• This rent is only 16% of the median local income ($196k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $497 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 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $315k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $256,085 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 10.3

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: -5.8%
• Equity multiple: 0.72×
• Total profit: $-24,401
• Equity at exit: $93,960

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,615
• Equity at exit: $114,953

Cash invested: $88,200 (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: 170
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$131
• HOA: −$323
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-265

Break-even live

Break-even rent $2,897

Max offer price $268,147

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-176	+0% $-265	+5% $-354	+10% $-444
Rent	-10% $-468	-5% $-366	+0% $-265	+5% $-164	+10% $-63
Rate	-1.0pp $-107	-0.5pp $-185	base $-265	+0.5pp $-347	+1.0pp $-430

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $323 · $3,876/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $315,000 Active 19 DOM
2. 2026-06-18
   days on market $315,000 Active 16 DOM
3. 2026-06-17
   pricedays on market $315,000 Active 15 DOM
4. 2026-06-16
   days on market $335,601 Active 14 DOM
5. 2026-06-15
   days on market $335,601 Active 13 DOM
6. 2026-06-13
   days on market $335,601 Active 11 DOM
7. 2026-06-13
   remarks 571-char remark
8. 2026-06-13
   days on market $335,601 Active 10 DOM
9. 2026-06-09
   days on market $335,601 Active 7 DOM
10. 2026-06-08
    days on market $335,601 Active 6 DOM
11. 2026-06-07
    days on market $335,601 Active 5 DOM
12. 2026-06-04
    days on market $335,601 Active 2 DOM
13. 2026-06-02
    remarks 530-char remark
14. 2026-06-02
    listed $335,601 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: $2,186 · $182/mo
• Projected year-2 tax: $2,394 · $200/mo
• Expected delta: +$208/yr (+$17/mo · 9.5%)

ⓘ 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: $30,730
• − Mortgage interest: −$17,645
• − Property taxes: −$2,186
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$3,876
• − Depreciation: −$9,164
• Taxable loss: −$8,632
• Est. tax savings @ 24.0%: +$2,072
• After-tax cash flow: $-1,111/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

+120.8% since first listed

4 events — show timeline

• 2026-06-02 Listed $335,601 CRMLS
• 2010-01-05 Sold (Public Records) $145,000 Public Records
• 2009-02-06 Listing Removed — SDMLS
• 2009-01-13 Listed $152,000 SDMLS

Property tax history

+2.4%/yr

Latest (2025): $2,186 · +1.9% YoY. Source: county tax records.