5620 Taos Way · San Diego, CA 92154

$609,900

3 bd · 3.0 ba · 1,378 sqft · Townhouse · 34 Days on market

Built 2026 Good condition $443/sqft · 39% below area Est $996k · 39% under

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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 +15.0/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new three-story paired home delivers modern essentials, including a secluded tech space on the first floor-ideal for productive work-from-home days. The second level is host to a generous open layout shared between the kitchen, living and dining spaces with direct access to an outdoor deck, along with a flexible bedroom ready to meet the needs of the homeowner. Two additional bedrooms offer private retreats on the third floor, including a comfortable owner's suite with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Outdoor deck

Tags

• OPEN LAYOUT
• OUTDOOR DECK
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $610k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-881 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $422k (30.8% below list).
• Recommended offer: $422k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.1% 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.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cadman Elementary (176 students, 51% FRL); Marston Middle (594 students, 41% FRL); Clairemont High (835 students, 49% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 368 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $4,220/mo this rent would consume 53% of the median local household income ($95k/yr) (locally 19% 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 $4k of loan paydown is wiped out by about $18k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($592k) is reasonable based on typical stale-listing flexibility.

Recommended offer $422,010 (30.8% 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 34 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $995,870
• List price: $609,900
• Delta: -38.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4443 Caminito Cristalino	0.42mi	3/3.0	1,501 (+9%)	1mo	$955,000	$636	65
4454 Caminito Pedernal	0.38mi	3/2.0	1,501 (+9%)	7mo	$965,000	$643	58
3041 Caminito Arenoso	0.48mi	3/2.0	1,548 (+12%)	4mo	$1,135,000	$733	50
3743 Balboa Ter Unit C	0.90mi	2/2.5 (-1)	1,248 (-9%)	0mo	$888,000	$712	42
3767 Balboa Ter Unit C	0.85mi	2/2.5 (-1)	1,535 (+11%)	1mo	$800,000	$521	38
2750 Ariane Dr #135	0.90mi	2/2.5 (-1)	1,210 (-12%)	1mo	$755,000	$624	37
3787 Balboa Ter Unit C	0.79mi	3/2.5	1,600 (+16%)	1mo	$810,000	$506	37
3737 Balboa Ter Unit D	0.91mi	2/2.0 (-1)	1,243 (-10%)	5mo	$751,000	$604	36
3756 Balboa Ter Unit B	0.90mi	3/2.5	1,600 (+16%)	4mo	$872,500	$545	35
3705 Balboa Ter Unit A	0.95mi	2/2.5 (-1)	1,205 (-13%)	4mo	$779,000	$646	34
4829 Bella Pacific Row #116	0.98mi	2/2.0 (-1)	1,110 (-19%)	6mo	$719,000	$648	26
3711 Balboa Unit B	0.92mi	2/2.0 (-1)	1,140 (-17%)	8mo	$710,000	$623	24

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.02×
• Total profit: $-167,245
• Equity at exit: $90,938

10-year hold

• IRR: -51.7%
• Equity multiple: -0.55×
• Total profit: $-265,424
• Equity at exit: $52,733

Cash invested: $170,772 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 8 under contract
• Months of supply: 1.8 mo (56%/mo absorbed)
• Median asking: $715,000 ($525/sqft)
• Median days on market: 87 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +37.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92154

• Rents YoY: -0.5%
• Active inventory: 368
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,220 high
• Mortgage (P&I): −$3,198
• Tax est. 1.5%: −$762 /mo · $9,148/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$886
• Net cashflow: $-881

Break-even live

Break-even rent $5,335

Max offer price $482,417

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-670	+0% $-881	+5% $-1,092	+10% $-1,302
Rent	-10% $-1,214	-5% $-1,048	+0% $-881	+5% $-714	+10% $-548
Rate	-1.0pp $-574	-0.5pp $-726	base $-881	+0.5pp $-1,039	+1.0pp $-1,200

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: $152,475
• Closing costs: $18,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4447 Hedionda Ct San Diego, CA	2.0	2.5	1230	$3,750	$3.05	72d	1	0.13mi
4434 La Crosse Ave San Diego, CA	3.0	1.5	1440	$4,595	$3.19	85d	1	0.17mi
3516 Oak Glen Ln San Diego, CA	3.0	3.0	922	$4,200	$4.56	10d	1	0.21mi
3516 Oak Glen Ln San Diego, CA	3.0	3.0	922	$4,500	$4.88	55d	1	0.21mi
3518 Oak Glen Ln San Diego, CA	3.0	3.0	922	$3,600	$3.90	55d	1	0.21mi
3518 Oak Glen Ln San Diego, CA	3.0	3.0	922	$3,600	$3.90	10d	1	0.21mi
4259 Quapaw Ave San Diego, CA	3.0	2.0	1200	$4,995	$4.16	109d	1	0.23mi
3672 Mabon Pl Unit 3674 San Diego, CA	4.0	2.0	1200	$3,312	$2.76	155d	1	0.29mi
3672 Mabon Pl Unit 3672 San Diego, CA	3.0	2.0	1152	$4,650	$4.04	165d	1	0.29mi
5353 Hatteras Ave San Diego, CA	2.0	2.0	1175	$1,665	$1.42	110d	1	0.30mi
4214 Quapaw Ave San Diego, CA	3.0	2.0	1109	$4,395	$3.96	10d	1	0.31mi
3666 Indian Way San Diego, CA	3.0	2.0	1480	$5,395	$3.65	35d	1	0.35mi
4443 Caminito Pedernal San Diego, CA	3.0	2.0	1597	$3,999	$2.50	10d	1	0.37mi
4443 Caminito Pedernal San Diego, CA	3.0	2.0	1597	$4,375	$2.74	47d	1	0.37mi
3563 Clairemont Mesa Blvd San Diego, CA	2.0	1.0	924	$2,695	$2.92	77d	1	0.38mi
3467 Luna Ave Unit 3467 San Diego, CA	3.0	2.0	1050	$3,900	$3.71	85d	1	0.40mi
3081 Nute Way San Diego, CA	3.0	2.0	1670	$8,500	$5.09	32d	1	0.42mi
3081 Nute Way San Diego, CA	3.0	2.0	1670	$8,900	$5.33	79d	1	0.42mi
4433 Caminito Cristalino San Diego, CA	3.0	2.0	1597	$4,250	$2.66	55d	1	0.44mi
4591 Gila Ave Unit 2 San Diego, CA	2.0	2.0	1000	$2,995	$3.00	140d	1	0.45mi
4506 Caminito Cristalino San Diego, CA	3.0	2.0	1548	$4,995	$3.23	14d	1	0.45mi
4506 Caminito Cristalino San Diego, CA	3.0	2.0	1548	$4,995	$3.23	10d	1	0.45mi
3322 Clairemont Mesa Blvd Unit 3322 San Diego, CA	3.0	2.0	1000	$3,450	$3.45	6d	1	0.45mi
4415 Clairemont Dr Unit 4 San Diego, CA	2.0	2.0	1000	$2,650	$2.65	41d	1	0.46mi
4415 Clairemont Dr San Diego, CA	2.0	2.0	1000	$2,550	$2.55	0d	1	0.46mi
3811 Hiawatha Way San Diego, CA	4.0	3.0	1873	$12,000	$6.41	35d	1	0.54mi
3284 Luna Ave Unit 3284 San Diego, CA	3.0	1.0	900	$3,750	$4.17	165d	1	0.54mi
4070 Huerfano Ave San Diego, CA	2.0	1.0–2.0	675	$2,920	$4.33	2d	7	0.54mi
4327 Clairemont Dr San Diego, CA	3.0	2.0	1150	$4,595	$4.00	165d	1	0.56mi
4064 Huerfano Ave #166 San Diego, CA	3.0	2.0	1008	$3,750	$3.72	115d	1	0.60mi
4064 Huerfano Ave #268 San Diego, CA	2.0	1.5	1100	$3,900	$3.55	3d	1	0.60mi
4064 Huerfano Ave San Diego, CA	2.0–3.0	1.5–2.0	1002	$3,750	$3.74	117d	2	0.60mi
4064 Huerfano Ave San Diego, CA	3.0	2.0	1008	$3,400	$3.37	164d	1	0.62mi
4060 Huerfano Ave San Diego, CA	2.0	2.0	878	$2,700	$3.08	79d	1	0.62mi
4144 Tolowa St San Diego, CA	3.0	3.0	1392	$4,300	$3.09	69d	1	0.63mi
4060 Huerfano Ave #238 San Diego, CA	2.0	2.0	878	$3,100	$3.53	112d	1	0.63mi
4060 Huerfano Ave #136 San Diego, CA	2.0	2.0	878	$2,900	$3.30	0d	1	0.63mi
4489 Bertha St San Diego, CA	3.0	2.0	1478	$10,900	$7.37	79d	1	0.68mi
4737 Pocahontas Ave Unit PO-4737 San Diego, CA	3.0	1.0	900	$3,065	$3.41	157d	1	0.69mi
3168 Mandan Way Unit 3172 San Diego, CA	3.0	2.0	1000	$3,995	$4.00	3d	1	0.70mi

Listing history 11 events

1. 2026-06-17
   days on market $609,900 Active 34 DOM
2. 2026-06-16
   days on market $609,900 Active 33 DOM
3. 2026-06-15
   days on market $609,900 Active 32 DOM
4. 2026-06-13
   days on market $609,900 Active 30 DOM
5. 2026-06-09
   days on market $609,900 Active 26 DOM
6. 2026-06-08
   days on market $609,900 Active 25 DOM
7. 2026-06-07
   days on market $609,900 Active 24 DOM
8. 2026-06-04
   days on market $609,900 Active 21 DOM
9. 2026-06-03
   pricedays on market $609,900 Active 20 DOM
10. 2026-06-01
    days on market $624,900 Active 18 DOM
11. 2026-05-31
    days on market $624,900 Active 17 DOM

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

Taxation est. · year 1

• Rental income: $50,641
• − Mortgage interest: −$34,164
• − Property taxes: −$9,148
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,051
• − Management: −$4,051
• − Depreciation: −$17,743
• Taxable loss: −$21,566
• Est. tax savings @ 24.0%: +$5,176
• After-tax cash flow: $-5,396/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern three-story townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The home has a good resale and rental value with updates like painting and smart home features that can further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

Zoned Schools

Elementary Cadman Elementary Middle Marston Middle High Clairemont High

Schools (NCES district)

• District: San Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 of 517 in CA

B Composite livability gradescore 75/100

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 · 3,678,185 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 12% Asian 12% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 65%
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 1%

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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: ▼ -568.62%
• Current HPI: 393.1836
• Rent YoY: ▼ -0.52%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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