5305 Seacliff Pl #3 · San Diego, CA 92154

$448,895

3 bd · 3.0 ba · 1,875 sqft · Townhouse · 73 Days on market

Built 2024 Excellent condition Est $716k · 37% under $382/mo HOA · 10% 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 +15.0/15.0
• Cash flow +11.9/30.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 3-story Affordable Housing Opportunity! Priced well below market as part of a DEED RESTRICTED AFFORDABLE HOUSING PROGRAM ideal for qualified, first time buyers seeking home ownership at a fraction of typical costs. Minimum household size of 4 required. Income and other eligibility restrictions apply. This spacious home offers 1,875 sf of modern living space, including an attached 2-car garage, and an additional bonus room, perfect for guest space or an office. With a multi-level layout, there's room for everyone to spread out and enjoy. Don't miss this opportunity to own a brand new townhome in the vibrant 92154 zip code!

Key facts

• $382 HOA
• 2 garage spots
• Built 2024

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $382; HOA covers maintenance of grounds and maintenance of structure; Community/Building name: Agualuna; Subdivision: SAN DIEGO

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); 3 stories; Entry level: 1; No one above and no one below (no shared vertically stacked units)
• Construction: Stucco construction; Composition roof
• Exterior features: Full fencing; Solar panels

Interior

• Kitchen: Gas range; Gas cooktop; Dishwasher; Disposal; Range hood
• Bedrooms: Potential for 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Gas range; Gas cooktop; Range hood

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $449k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (14.6% below list).
• Recommended offer: $383k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: Rents soft (-0.5%/yr); 210 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $3,833/mo this rent would consume 48% of the median local household income ($95k/yr) (locally 2959% 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 $3k of loan paydown is wiped out by about $13k 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 73 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.

Recommended offer $383,280 (14.6% 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 73 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $716,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Santa Gloria	0.28mi	3/3.0	1,829 (-2%)	1mo	$670,000	$366	82
5464 Shorefront Dr #148	0.11mi	4/3.5 (+1)	1,946 (+4%)	1mo	$695,000	$357	80
5212 Sunset Wave Dr #77	0.03mi	4/3.0 (+1)	1,702 (-9%)	2mo	$670,000	$394	77
5204 Beachfront Cove St #22	0.42mi	4/3.5 (+1)	1,875 (0%)	2mo	$695,000	$371	72
5551 Santa Alicia	0.32mi	4/3.5 (+1)	1,829 (-2%)	3mo	$715,000	$391	72
5232 Beachfront Cove St #73	0.50mi	4/3.5 (+1)	1,875 (0%)	3mo	$665,000	$355	67
5407 Sand Arch Ln #206	0.54mi	4/3.5 (+1)	1,914 (+2%)	0mo	$680,000	$355	64
5479 San Alejandro	0.19mi	3/2.5	1,600 (-15%)	2mo	$650,000	$406	63
5264 Beachfront Cove St #214	0.43mi	4/3.5 (+1)	1,777 (-5%)	2mo	$685,000	$385	63
5261 Beachfront Cove St #174	0.44mi	4/3.5 (+1)	1,777 (-5%)	3mo	$679,000	$382	62
5502 Caminito Sandwaves #173	0.53mi	4/3.5 (+1)	1,777 (-5%)	3mo	$685,000	$385	58
5381 Calle Rockfish #63	0.54mi	3/2.0	2,014 (+7%)	2mo	$650,000	$323	57

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-91,026
• Equity at exit: $66,932

10-year hold

• IRR: -24.7%
• Equity multiple: -0.05×
• Total profit: $-131,530
• Equity at exit: $38,812

Cash invested: $125,691 (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 92154

• Rents YoY: -0.5%
• Active inventory: 210
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,833 high
• Mortgage (P&I): −$2,354
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$187
• HOA: −$382
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $-112

Break-even live

Break-even rent $3,975

Max offer price $429,108

Occupancy floor 98%

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: $112,224
• Closing costs: $13,467
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 Waterside Dr #60 San Diego, CA	4.0	3.5	1946	$4,295	$2.21	1d	1	0.10mi
5480 Shorefront Dr #163 San Diego, CA	4.0	3.5	1946	$3,950	$2.03	1d	1	0.11mi
5495 Seacliff Pl San Diego, CA	4.0	3.5	1800	$3,295	$1.83	1d	1	0.15mi
5405 San Virgilio San Diego, CA	3.0	3.0	1702	$3,500	$2.06	1d	1	0.16mi
1584 Santa Carolina San Diego, CA	3.0	3.0	1485	$3,750	$2.53	1d	1	0.16mi
1723 San Eugenio San Diego, CA	3.0	2.5	1686	$3,995	$2.37	2d	1	0.27mi
1741 San Jovani San Diego, CA	3.0	2.5	1504	$3,695	$2.46	1d	1	0.30mi
5422 Beachfront Cv Unit 61 San Diego, CA	2.0	2.5	1321	$3,250	$2.46	14d	1	0.42mi
5280 Beachfront Cove St #240 San Diego, CA	4.0	2.5	1696	$3,795	$2.24	1d	1	0.43mi
5252 Beachfront Cove St #198 San Diego, CA	4.0	3.5	1777	$4,000	$2.25	1d	1	0.44mi
5200 Beachside Ln San Diego, CA	2.0	2.0	1332	$3,050	$2.29	10d	1	0.59mi
1205 Calle Seabass #46 San Diego, CA	4.0	4.0	2034	$4,195	$2.06	1d	1	0.71mi
5134 Seaglen Way San Diego, CA	4.0	3.0	1934	$5,500	$2.84	1d	1	0.77mi
5944 Vista Santa Catarina San Diego, CA	4.0	2.5	2166	$4,500	$2.08	1d	1	1.00mi
6349 Avenida de las Vistas #4 San Diego, CA	3.0	2.5	1471	$3,200	$2.18	1d	1	1.04mi
732 Silver Shoals Pt San Diego, CA	4.0	3.0	2200	$7,000	$3.18	24d	1	1.42mi
2115 Reed Dr San Diego, CA	3.0	2.5	1254	$3,600	$2.87	2d	1	1.44mi
2052 Vela Ln San Diego, CA	3.0	3.0	1385	$3,650	$2.64	1d	1	1.46mi
4483 Corona Borealis San Diego, CA	2.0	2.5	1400	$3,800	$2.71	14d	1	1.48mi
2126 Senita Dr San Diego, CA	3.0	3.0	1385	$3,988	$2.88	1d	1	1.48mi
2105 Senita Dr San Diego, CA	3.0	3.0	1385	$3,998	$2.89	1d	1	1.48mi

HOA detail

• Monthly dues: $382 · $4,584/yr

Listing history 15 events

1. 2026-06-18
   days on market $448,895 Active 73 DOM
2. 2026-06-17
   days on market $448,895 Active 72 DOM
3. 2026-06-16
   days on market $448,895 Active 71 DOM
4. 2026-06-15
   days on market $448,895 Active 70 DOM
5. 2026-06-13
   days on market $448,895 Active 68 DOM
6. 2026-06-13
   days on market $448,895 Active 67 DOM
7. 2026-06-09
   days on market $448,895 Active 64 DOM
8. 2026-06-08
   days on market $448,895 Active 63 DOM
9. 2026-06-07
   days on market $448,895 Active 62 DOM
10. 2026-06-04
    days on market $448,895 Active 59 DOM
11. 2026-06-03
    days on market $448,895 Active 58 DOM
12. 2026-06-02
    days on market $448,895 Active 57 DOM
13. 2026-06-01
    days on market $448,895 Active 56 DOM
14. 2026-05-31
    days on market $448,895 Active 55 DOM
15. 2026-04-06
    listed $448,895 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: $2,602 · $217/mo
• Projected year-2 tax: $3,412 · $284/mo
• Expected delta: +$810/yr (+$67/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $45,994
• − Mortgage interest: −$25,145
• − Property taxes: −$2,602
• − Insurance: −$2,244
• − Repairs & maintenance: −$3,679
• − Management: −$3,679
• − HOA: −$4,584
• − Depreciation: −$13,059
• Taxable loss: −$9,000
• Est. tax savings @ 24.0%: +$2,160
• After-tax cash flow: $816/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

Excellent 100/100 None rehab

This brand new, move-in-ready townhome in San Diego's 92154 zip code is in excellent condition with no visible repairs or maintenance needed. It offers modern living space, a spacious layout, and a well-maintained exterior and interior. Potential buyers and tenants can expect a high return on investment with minimal updates required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Installing new flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Installing new flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2959.0

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 (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%
• Foreign-born: 32% · Canada, China
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 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: ▼ -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

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

1 event — show timeline

• 2026-04-06 Listed $448,895 SDMLS

Property tax history

+2.1%/yr

Latest (2025): $2,602 · +2.1% YoY. Source: county tax records.