4250 Beyer Blvd · San Diego, CA 92173

$7,100,000

1089 bd · 1089.0 ba · 6,998 sqft · MultiFamily public records · 317 Days on market

Built 1987 0.70 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 33 units. confirmed

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

Vista del Rio is a 33-unit seniors apartment complex situated on a 30,492 square foot lot in San Ysidro. The approximately 18,400 square feet of stucco and frame structures were built in 1987 and feature two stories with pitched roofs. There are 21 parking spaces with a recently resurfaced parking lot. There are multiple storage areas, a large laundry room with 3 washers and 3 dryers as well as an onsite manager’s office and workshop. There is new fencing, landscaping, and signage. All units have their own patio areas. This is a turnkey asset for an investor. Close to markets, trolley/bus, San Diego Public Library, and the San Ysidro Health Center. DO NOT WALK ON THE PROPERTY OR DISTU

Key facts

• New fencing
• Landscaping
• Large laundry room

Tags

• MULTIPLE STORAGE AREAS
• LARGE LAUNDRY ROOM
• ONSITE MANAGER OFFICE
• NEW FENCING
• LANDSCAPING
• PATIO AREAS

Property features AI

Exterior

• Parking: 21 total parking spaces
• Home design: Residential income property (commercial-residential subtype)
• Exterior features: Property sits on acreage

Interior

• Bathrooms: 33 full bathrooms
• Interior features: Commercial/residential income property layout

What this means for you Summary

Snapshot

• This is a 33 × 33-bed/33.0-bath units multifamily listed at $7.10M.

Deal economics

• At list price, monthly cash flow is $24k ($286k/yr) — positive. Per door: $722/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($83k rent vs $7.10M).
• Recommended offer: $6.25M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $82,616/mo this rent would consume 1420% of the median local household income ($70k/yr) (locally 1542% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $49k of loan paydown is wiped out by about $213k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $1.99M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($6.25M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $6,248,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
7. 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?
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: 1.16% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $363,684
• Equity at exit: $1,058,633

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $2,256,902
• Equity at exit: $613,878

Cash invested: $1,988,000 (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 92173

• Home prices YoY: -19.0%
• Active inventory: 27
• Price-to-rent: 236.3×

Monthly cashflow live

• Estimated rent: $82,616 medium
• Mortgage (P&I): −$37,233
• Tax from tax record: −$1,247 /mo · $14,963/yr
• Insurance: −$2,958
• HOA: −$0
• Vacancy / Maint / Mgmt: −$17,349
• Net cashflow: $23,828

Break-even live

Break-even rent $52,454

Max offer price $7,100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $27,847	-5% $25,838	+0% $23,828	+5% $21,819	+10% $11,293
Rent	-10% $17,302	-5% $20,565	+0% $23,828	+5% $27,092	+10% $30,355
Rate	-1.0pp $27,404	-0.5pp $25,634	base $23,828	+0.5pp $21,988	+1.0pp $20,117

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

Units	Beds	Baths	Est. rent
▸ 33× units	33	33	$82,632
Total (33 units)			$82,616

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: $1,775,000
• Closing costs: $213,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $7,100,000 Active 317 DOM
2. 2026-06-18
   days on market $7,100,000 Active 314 DOM
3. 2026-06-17
   days on market $7,100,000 Active 313 DOM
4. 2026-06-16
   days on market $7,100,000 Active 312 DOM
5. 2026-06-15
   days on market $7,100,000 Active 311 DOM
6. 2026-06-13
   days on market $7,100,000 Active 309 DOM
7. 2026-06-13
   days on market $7,100,000 Active 308 DOM
8. 2026-06-09
   days on market $7,100,000 Active 305 DOM
9. 2026-06-08
   pricedays on market $7,100,000 Active 304 DOM
10. 2026-06-07
    days on market $7,300,000 Active 303 DOM
11. 2026-06-04
    days on market $7,300,000 Active 300 DOM
12. 2026-06-03
    days on market $7,300,000 Active 299 DOM
13. 2026-06-02
    days on market $7,300,000 Active 298 DOM
14. 2026-06-01
    days on market $7,300,000 Active 297 DOM
15. 2026-05-31
    days on market $7,300,000 Active 296 DOM
16. 2025-12-09
    price $7,300,000
17. 2025-07-31
    listed $7,400,000 Active
18. 2024-07-21
    historical $1,700
19. 2024-06-20
    listed $1,700

ⓘ 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: $14,963 · $1,247/mo
• Projected year-2 tax: $53,960 · $4,497/mo
• Expected delta: +$38,997/yr (+$3,250/mo · 260.6%)

ⓘ 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 6 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $991,392
• − Mortgage interest: −$397,710
• − Property taxes: −$14,963
• − Insurance: −$35,500
• − Repairs & maintenance: −$79,311
• − Management: −$79,311
• − Depreciation: −$206,545
• Taxable income: $178,050
• Est. tax owed @ 24.0%: −$42,732
• After-tax cash flow: $243,206/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: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 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): 27,585
• Household income: $69,792
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 1542.0

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 Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 40% White 3% Asian 2% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 46% · Canada
• Languages at home: 14% English-only · Spanish 84% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -121.10%
• Current HPI: 516.1421
• Rent YoY: —
• 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

+429311.8% since first listed

4 events — show timeline

• 2025-12-09 Price Changed $7,300,000 SDMLS
• 2025-07-31 Listed $7,400,000 SDMLS
• 2024-07-21 Rental Removed $1,700 RENT.
• 2024-06-20 Listed for Rent $1,700 RENT.

Property tax history

+2.1%/yr

Latest (2025): $14,963 · +4.5% YoY. Source: county tax records.