14510 Camino De La Luna #6 · San Diego, CA 92127

$291,807

2 bd · 2.0 ba · 852 sqft · Condo public records · 38 Days on market

Built 2003 $272/mo HOA · 9% of rent

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Appreciation +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

This is an "Affordable for Sale" unit. This unit has a 55 year deed restriction. Spacious corner unit, next to the club house. Garage is right next to the steps going up to the unit. There is a covered car port as well! Nice common area behind club house with benches to sit barbeque on the grill provided. Laminate flooring throughout except carpet in the primary bedroom. Great location, great schools, and close to shopping and freeway access. Don't miss this one! * * DEED RESTRICTED UNIT * * Please read attachments for Guidelines & Qualifications. Approved purchase price is $291,807.00, AMI restriction of 65% as adjusted for household size. Household size minimum of 2

Key facts

• Laminate flooring
• Covered car port
• Corner unit

Tags

• CORNER UNIT
• COVERED CAR PORT
• LAMINATE FLOORING
• FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $292k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $292k).
• Recommended offer: $283k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents rising (+2.7%/yr); 169 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).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $460 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.
• At projected returns (0.2% appreciation + 2.7% rent growth), your $82k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,052 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.08% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.7

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: 4.9%
• Equity multiple: 1.24×
• Total profit: $19,368
• Equity at exit: $87,041

10-year hold

• IRR: 9.8%
• Equity multiple: 2.08×
• Total profit: $88,423
• Equity at exit: $106,489

Cash invested: $81,706 (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: 169
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,158 medium
• Mortgage (P&I): −$1,530
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$122
• HOA: −$272
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $417

Break-even live

Break-even rent $2,630

Max offer price $291,807

Occupancy floor 82%

Sensitivity live

Price	-10% $582	-5% $500	+0% $417	+5% $335	+10% $252
Rent	-10% $168	-5% $292	+0% $417	+5% $542	+10% $667
Rate	-1.0pp $564	-0.5pp $491	base $417	+0.5pp $342	+1.0pp $265

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: $72,952
• Closing costs: $8,754
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $272 · $3,264/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-08
   soldstatus $292,000
2. 2026-03-05
   status Pending
3. 2026-01-05
   listed $291,807 Active

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $2,218 · $185/mo
• Expected delta: +$370/yr (+$31/mo · 20.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 18 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: $37,898
• − Mortgage interest: −$16,346
• − Property taxes: −$1,847
• − Insurance: −$1,459
• − Repairs & maintenance: −$3,032
• − Management: −$3,032
• − HOA: −$3,264
• − Depreciation: −$8,489
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $4,903/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

+0.1% since first listed

3 events — show timeline

• 2026-05-08 Sold (Public Records) $292,000 Public Records
• 2026-03-05 Pending — SDMLS
• 2026-01-05 Listed $291,807 SDMLS

Property tax history

+2.0%/yr

Latest (2025): $1,847 · +2.0% YoY. Source: county tax records.