814 America Way · Solana Beach, CA 92014

$949,990

2 bd · 2.0 ba · 1,208 sqft · Townhouse public records · 56 Days on market

Built 1985 Est $1107k · 14% under $773/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).

• ARV discount +13.9/15.0
• Schools +7.8/10.0
• Appreciation +7.5/10.0
• Cash flow +5.0/30.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

CLICK PHOTO FOR VIEWS. ((NO FREEWAY NOISE)) Secluded private retreat. Escape to a backdrop of trees and solitude. Relax poolside or simply languish in your undisturbed quiet courtyard. Close to exclusive shopping and restaurants. This desirable location is only pared by an equally desirable price. Guaranteed to go fast !!!!!

Key facts

• Extensively updated
• Quartz countertops
• Remodeled townhome

Tags

• REMODELED TOWNHOME
• EXTENSIVELY UPDATED
• NEW COPPER PIPING
• MODERN BATHROOMS
• SLEEK KITCHEN CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Directions: Front door is on Spindrift; as you go up the hill pass America Way and stay on Spindrift. Property is in the first building on the left.
• HOA & community: Homeowners association; Monthly association fee of $773; HOA covers water, grounds maintenance, and structure maintenance; Association provides trash service; Building name: SPINDRIFT; Subdivision: DEL MAR

Exterior

• Parking: 3 total parking spaces; Attached garage with garage door opener; 1 garage space
• Utilities: Public water; Sewer connected
• Home design: Townhouse; Residential property; Entry level: 2; 3 stories
• Construction: Townhome construction
• Exterior features: Common-interest lot (community grounds)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Electric heating; Fireplace heating
• Interior features: Fireplace in living room; Community pool
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $950k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $555k (41.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (38.5% below list).
• Recommended offer: $555k (41.5% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 1.6% in Solana Beach — 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 77/100 on livability (#81 in CA, #3,100 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: amenities D+, health & safety D, cost of living F.
• Solana Beach Elementary (urban): math 82% / reading 86% proficiency, ranked #23 of 1,400 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+12.7%/yr); 82 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 35% of the median local income ($199k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $54k of equity ($7k loan paydown + $47k appreciation (5.0% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($921k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $100k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $480k; list at $950k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $555,355 (41.5% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.61% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $1,106,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
959 Intrepid Ct	0.00mi	2/2.0	1,208 (0%)	4mo	$1,050,000	$869	97
847 America Way	0.04mi	2/1.5	1,208 (0%)	15mo	$819,000	$678	84
960 Intrepid Ct	0.00mi	2/2.5	1,298 (+8%)	4mo	$1,175,000	$905	82
542 Via de la Valle Unit J	0.45mi	2/2.0	1,208 (0%)	4mo	$970,494	$803	76
532 1/2 Via de la Valle H Unit H	0.42mi	2/2.0	1,208 (0%)	14mo	$1,100,000	$911	69
473 Bay Meadows Way	0.49mi	3/2.0 (+1)	1,173 (-3%)	12mo	$1,075,000	$916	57
465 Bay Meadows Way	0.52mi	3/2.5 (+1)	1,173 (-3%)	8mo	$1,200,000	$1,023	57
831 Valley Ave	0.37mi	2/1.5	1,092 (-10%)	14mo	$965,000	$884	54
369 Longden Ln	0.63mi	2/3.0	1,293 (+7%)	15mo	$1,559,000	$1,206	43
827 Del Mar Downs Rd Unit E	0.62mi	3/2.5 (+1)	1,344 (+11%)	7mo	$1,535,816	$1,143	40
351 Shoemaker Ln	0.71mi	2/2.5	1,339 (+11%)	12mo	$1,692,000	$1,264	37
648 E Solana Cir	0.72mi	2/1.5	1,044 (-14%)	15mo	$1,105,500	$1,059	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.95% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.40×
• Total profit: $105,271
• Equity at exit: $535,642

10-year hold

• IRR: 10.0%
• Equity multiple: 2.94×
• Total profit: $517,217
• Equity at exit: $922,216

Cash invested: $265,997 (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 92014

• Home prices YoY: 1.1%
• Rents YoY: 12.7%
• Active inventory: 82
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $5,842 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$698 /mo · $8,381/yr
• Insurance: −$396
• HOA: −$773
• Vacancy / Maint / Mgmt: −$1,227
• Net cashflow: $-2,234

Break-even live

Break-even rent $8,670

Max offer price $555,355

Occupancy floor —

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: $237,498
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
873 Stevens Ave Solana Beach, CA	2.0	1.0–2.0	945	$3,180	$3.37	2d	1	0.39mi
766 S Nardo Ave Solana Beach, CA	1.0	1.0	730	$2,745	$3.76	3d	1	0.53mi
701 S Nardo Ave Solana Beach, CA	1.0–2.0	1.0–2.0	963	$7,620	$7.91	2d	23	0.58mi
735 Genevieve St Unit B Solana Beach, CA	2.0	1.0	750	$2,995	$3.99	20d	1	0.59mi
851 Del Mar Downs Rd Unit E Solana Beach, CA	2.0	1.5	1116	$4,700	$4.21	8d	1	0.64mi
823 Sea Turf Cir Solana Beach, CA	2.0	2.0	1218	$4,995	$4.10	4d	1	0.81mi
930 Via Mil Cumbres #185 Solana Beach, CA	2.0	2.0	1300	$3,995	$3.07	2d	1	0.94mi
833 S Cedros Ave Solana Beach, CA	1.0	1.0	525	$3,195	$6.09	4d	1	0.96mi
930 Via Mil Cumbres Solana Beach, CA	2.0	2.0	1263	$3,595	$2.85	19d	1	0.96mi
880 S Sierra Ave Solana Beach, CA	3.0	3.0	1382	$6,500	$4.70	3d	1	1.05mi
806 S Sierra Ave Solana Beach, CA	3.0	2.0	1382	$5,950	$4.31	16d	1	1.05mi
806 S Sierra Ave Unit 1 Solana Beach, CA	3.0	2.5	1382	$5,950	$4.31	22d	1	1.05mi
152 S Shore Dr Solana Beach, CA	2.0	2.0	1210	$5,400	$4.46	2d	1	1.15mi
190 Del Mar Shores Ter #11 Solana Beach, CA	1.0	1.0	838	$8,800	$10.50	2d	1	1.17mi
675 S Sierra Ave #29 Solana Beach, CA	2.0	2.5	1210	$5,990	$4.95	2d	1	1.17mi
120 Dahlia Dr Solana Beach, CA	1.0–2.0	1.0–2.0	976	$7,500	$7.68	2d	2	1.18mi
2821 Camino Del Mar Del Mar, CA	1.0–2.0	1.0–1.5	747	$4,763	$6.37	2d	2	1.19mi
429 S Sierra Ave Solana Beach, CA	2.0	2.0–2.5	1294	$10,650	$8.23	2d	2	1.25mi
429 S Sierra Ave #331 Solana Beach, CA	2.0	2.5	1422	$12,500	$8.79	10d	1	1.26mi
242 S Helix Ave Solana Beach, CA	2.0	1.0	850	$3,995	$4.70	19d	1	1.27mi
239 S Helix Ave #25 Solana Beach, CA	2.0	2.0	1425	$13,000	$9.12	2d	1	1.31mi
215 N Rios Ave Solana Beach, CA	2.0	1.0	936	$15,000	$16.03	2d	1	1.31mi
233 S Helix Ave Unit K Solana Beach, CA	2.0	2.0	1425	$15,000	$10.53	2d	1	1.31mi
219 24th St Del Mar, CA	2.0	1.5	1040	$18,500	$17.79	2d	1	1.31mi
2001 Ocean Front Del Mar, CA	2.0	2.0	1166	$10,000	$8.58	2d	1	1.50mi

HOA detail

• Monthly dues: $773 · $9,276/yr
• Likely covers: pool

Listing history 40 events

1. 2026-06-18
   days on market $949,990 Active 56 DOM
2. 2026-06-17
   days on market $949,990 Active 55 DOM
3. 2026-06-16
   days on market $949,990 Active 54 DOM
4. 2026-06-15
   days on market $949,990 Active 53 DOM
5. 2026-06-13
   days on market $949,990 Active 51 DOM
6. 2026-06-13
   pricedays on market $949,990 Active 50 DOM
7. 2026-06-09
   days on market $999,990 Active 47 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   days on market $999,990 Active 46 DOM
10. 2026-06-07
    days on market $999,990 Active 45 DOM
11. 2026-06-04
    days on market $999,990 Active 42 DOM
12. 2026-06-03
    days on market $999,990 Active 41 DOM
13. 2026-06-02
    days on market $999,990 Active 40 DOM
14. 2026-06-01
    days on market $999,990 Active 39 DOM
15. 2026-05-31
    days on market $999,990 Active 38 DOM
16. 2026-05-12
    price $999,990
17. 2026-04-20
    listed $1,050,000 Active
18. 2015-12-28
    soldstatus $480,000
19. 2006-09-30
    historical
20. 2006-01-04
    listed $520,000
21. 2002-04-16
    soldstatus $299,000 326-char remark

    Show marketing remark (326 chars)

    CLICK PHOTO FOR VIEWS. ((NO FREEWAY NOISE)) Secluded private retreat. Escape to a backdrop of trees and solitude. Relax poolside or simply languish in your undisturbed quiet courtyard. Close to exclusive shopping and restaurants. This desirable location is only pared by an equally desirable price. Guaranteed to go fast !!!!!

22. 2002-04-16
    soldstatus $299,000

    Show marketing remark (326 chars)

    CLICK PHOTO FOR VIEWS. ((NO FREEWAY NOISE)) Secluded private retreat. Escape to a backdrop of trees and solitude. Relax poolside or simply languish in your undisturbed quiet courtyard. Close to exclusive shopping and restaurants. This desirable location is only pared by an equally desirable price. Guaranteed to go fast !!!!!

23. 2002-02-25
    listed $299,950 326-char remark

    Show marketing remark (326 chars)

    CLICK PHOTO FOR VIEWS. ((NO FREEWAY NOISE)) Secluded private retreat. Escape to a backdrop of trees and solitude. Relax poolside or simply languish in your undisturbed quiet courtyard. Close to exclusive shopping and restaurants. This desirable location is only pared by an equally desirable price. Guaranteed to go fast !!!!!

24. 2002-02-14
    historical
25. 2002-02-14
    historical
26. 1999-10-29
    soldstatus $220,000
27. 1999-10-28
    soldstatus $220,000
28. 1999-09-09
    historical
29. 1999-09-09
    historical
30. 1999-04-29
    listed $225,000
31. 1999-04-06
    listed $1,400
32. 1999-04-06
    listed $1,400
33. 1999-01-07
    listed $1,000
34. 1999-01-07
    listed $1,000
35. 1999-01-07
    listed $1,400
36. 1999-01-07
    historical
37. 1999-01-07
    historical
38. 1999-01-07
    listed $1,400
39. 1988-10-03
    soldstatus $156,000
40. 1987-04-02
    soldstatus $145,900

ⓘ 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: $8,381 · $698/mo
• Projected year-2 tax: $8,381 · $698/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,103
• − Mortgage interest: −$53,214
• − Property taxes: −$8,381
• − Insurance: −$4,750
• − Repairs & maintenance: −$5,608
• − Management: −$5,608
• − HOA: −$9,276
• − Depreciation: −$27,636
• Taxable loss: −$44,370
• Est. tax savings @ 24.0%: +$10,649
• After-tax cash flow: $-16,158/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: Solana Beach Elementary
• NCES district ID: 0636990
• Math proficiency: 82% ▲ 1.00%
• Reading proficiency: 86% ▲ 1.00%
• Median HH income: $113,696
• Composite: 77.67/100
• National rank: #152
• State rank: #23 of 1400 in CA

Livability — Solana Beach

• Score: 77/100
• State rank: #81
• US rank: #3100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solana Beach, CA
• County: San Diego County · 3,178,799 people
• City population: 11,944
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 13,105
• Household income: $198,823
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 343.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 9% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Scotch-Irish 4% Romanian 4%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▲ 4.95%
• Current HPI: 445.7503
• Rent YoY: ▲ 12.74%
• 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

+585.4% since first listed

25 events — show timeline

• 2026-05-12 Price Changed $999,990 SDMLS
• 2026-04-20 Listed $1,050,000 SDMLS
• 2015-12-28 Sold (Public Records) $480,000 Public Records
• 2006-09-30 Listing Removed — SDMLS
• 2006-01-04 Listed $520,000 SDMLS
• 2002-04-16 Sold (Public Records) $299,000 Public Records
• 2002-04-16 Sold (MLS) $299,000 CRMLS
• 2002-02-25 Listed $299,950 CRMLS
• 2002-02-14 Listing Removed — SDMLS
• 2002-02-14 Listing Removed — CRMLS
• 1999-10-29 Sold (Public Records) $220,000 Public Records
• 1999-10-28 Sold (MLS) $220,000 CRMLS
• 1999-09-09 Listing Removed — SDMLS
• 1999-09-09 Listing Removed — CRMLS
• 1999-04-29 Listed $225,000 CRMLS
• 1999-04-06 Listed $1,400 SDMLS
• 1999-04-06 Listed $1,400 CRMLS
• 1999-01-07 Listed $1,400 SDMLS
• 1999-01-07 Listing Removed — SDMLS
• 1999-01-07 Listing Removed — CRMLS
• 1999-01-07 Listed $1,400 CRMLS
• 1999-01-07 Listed $1,000 SDMLS
• 1999-01-07 Listed $1,000 CRMLS
• 1988-10-03 Sold (Public Records) $156,000 Public Records
• 1987-04-02 Sold (Public Records) $145,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $8,381 · +2.5% YoY. Source: county tax records.