5707 Mildred St · San Diego, CA 92110

$1,595,000

4 bd · 4.0 ba · 2,436 sqft · MultiFamily public records · 1 Days on market

Built 1960 4,154 sqft lot Est $1839k · 13% under

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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 +27.7/30.0
• ARV discount +13.5/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well-maintained 4-unit property in San Diego's desirable Morena neighborhood. The property is occupied by long-term tenants in month to month contracts and provides stable in-place income from day one. Value add opportunity in renovating the units. The building has a good roof, one assigned on-site parking space for each unit, and a layout that is easy to manage. Parking is a valuable amenity in this area and helps support tenant retention or could be an ADU opportunity. Located just minutes from the University of San Diego, Mission Bay, Old Town, Fashion Valley, SeaWorld, and major employment centers, the property benefits from strong and consistent rental demand. Easy access to I-5, I-8,

Key facts

• Strong rental demand
• Good roof
• Morena neighborhood

Tags

• MORENA NEIGHBORHOOD
• GOOD ROOF
• ASSIGNED ON-SITE PARKING
• EASY TO MANAGE LAYOUT
• ADU OPPORTUNITY
• STRONG RENTAL DEMAND

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Multi-family residential income property; 2 stories
• Construction: Stucco construction; Composition roof
• Exterior features: Partial fencing; Corner lot; Automatic irrigation; Has view; Sidewalks

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Has heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.59M).
• Cap rate 9.9% 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.
• 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.
• Market conditions: Rents flat; 127 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• At $20,018/mo this rent would consume 217% of the median local household income ($111k/yr) (locally 1894% 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 $11k of loan paydown is wiped out by about $48k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $300k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $1.59M implies a 2228% gain — meaningful room to come down on a strong offer.

Recommended offer $1,595,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $1,839,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5920-5922 Lauretta St	0.20mi	3/4.0 (-1)	2,200 (-10%)	24mo	$1,660,000	$755	50

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-4,790
• Equity at exit: $237,820

10-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $188,371
• Equity at exit: $137,906

Cash invested: $446,600 (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 92110

• Rents YoY: 0.4%
• Active inventory: 127
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $20,018 high
• Mortgage (P&I): −$8,364
• Tax est. 1.5%: −$1,994 /mo · $23,925/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,204
• Net cashflow: $4,792

Break-even live

Break-even rent $13,953

Max offer price $1,595,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$20,016
Total (4 units)			$20,018

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5805 Friars Rd #2405 San Diego, CA	3.0	2.0	1969	$5,299	$2.69	11d	1	0.27mi
4931 Sky St San Diego, CA	4.0	2.5	1910	$5,100	$2.67	8d	1	0.78mi
1496 Camino Lujan San Diego, CA	3.0	2.5	1858	$5,750	$3.09	24d	1	0.98mi
1465 Frankfort St San Diego, CA	3.0	2.0	1800	$6,500	$3.61	24d	1	0.98mi
4279 Hortensia St San Diego, CA	3.0	2.0	1806	$9,995	$5.53	8d	1	1.04mi
6743 Fashion Hills Blvd San Diego, CA	4.0	3.5	1935	$7,995	$4.13	2d	1	1.06mi
1765 W Arbor Dr Unit 1 San Diego, CA	3.0	3.0	1691	$3,000	$1.77	2d	1	1.24mi
6967 Camino Degrazia San Diego, CA	4.0	3.0	2002	$5,200	$2.60	11d	1	1.35mi
6968 Camino Amero San Diego, CA	3.0	3.0	1700	$4,800	$2.82	14d	1	1.35mi
101 River Park Dr San Diego, CA	1.0–3.0	1.0–2.0	1192	$6,299	$5.28	3d	11	1.41mi

Listing history 20 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   pricedays on marketlisting id $1,595,000 Active 1 DOM
3. 2026-06-08
   days on market $1,645,000 Active 177 DOM
4. 2026-06-07
   days on market $1,645,000 Active 176 DOM
5. 2026-06-04
   days on market $1,645,000 Active 173 DOM
6. 2026-06-03
   days on market $1,645,000 Active 172 DOM
7. 2026-06-01
   days on market $1,645,000 Active 170 DOM
8. 2026-05-31
   days on market $1,645,000 Active 169 DOM
9. 2026-03-07
   price $1,645,000
10. 2026-02-20
    price $1,695,000
11. 2026-02-16
    price $1,745,000
12. 2026-01-23
    price $1,795,000
13. 2026-01-09
    price $1,845,000
14. 2025-12-13
    listed $1,895,000 Active
15. 2024-04-23
    historical $1,695
16. 2024-04-11
    listed $1,695
17. 2024-03-17
    historical $1,895
18. 2024-03-13
    listed $1,895
19. 2022-02-03
    price $1,695
20. 1979-04-25
    soldstatus $68,500

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $240,216
• − Mortgage interest: −$89,345
• − Property taxes: −$23,925
• − Insurance: −$7,975
• − Repairs & maintenance: −$19,217
• − Management: −$19,217
• − Depreciation: −$46,400
• Taxable income: $34,137
• Est. tax owed @ 24.0%: −$8,193
• After-tax cash flow: $49,306/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: 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

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): 30,902
• Household income: $110,790
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 1894.0

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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 18% Two or more races 16% Asian 7% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Chinese 2%

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: ▼ -670.72%
• Current HPI: 414.3971
• Rent YoY: ▲ 0.36%
• 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

+2301.5% since first listed

12 events — show timeline

• 2026-03-07 Price Changed $1,645,000 SDMLS
• 2026-02-20 Price Changed $1,695,000 SDMLS
• 2026-02-16 Price Changed $1,745,000 SDMLS
• 2026-01-23 Price Changed $1,795,000 SDMLS
• 2026-01-09 Price Changed $1,845,000 SDMLS
• 2025-12-13 Listed $1,895,000 SDMLS
• 2024-04-23 Rental Removed $1,695 APPFOLIO
• 2024-04-11 Listed for Rent $1,695 APPFOLIO
• 2024-03-17 Rental Removed $1,895 APPFOLIO
• 2024-03-13 Listed for Rent $1,895 APPFOLIO
• 2022-02-03 Price Changed $1,695 RENT.
• 1979-04-25 Sold (Public Records) $68,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,835 · +27.6% YoY. Source: county tax records.