6650 Amherst Unit 18c · San Diego, CA 92115

$235,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 22 Days on market

Built 1984 $285/mo HOA · 13% 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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SENIOR CONDO COMPLEX- ONE OCCUPANT MUST BE 62 > YEARS OLD. PRIVATE BALCONY, SECURE & QUIET, NEAR COLLEGE, SHOPS & SERVICES, BUS, TROLLEY. NEW BERBER CARPET & VINYL. MIRRORED CLOSETS DOORS, FRESH PAINT. LOW MONTHLY HOA FEE. AFFORDABLE HOUSING OPPORTUNITY FOR RETIREE ON A FIXED INCOME. THIS UNIT IS MOVE-IN READY!

Key facts

• La mesa village
• Downtown san diego
• Mission valley

Tags

• LA MESA VILLAGE
• MISSION VALLEY
• DOWNTOWN SAN DIEGO
• NATURAL LIGHT
• NEIGHBORHOOD VIEWS
• GREENBELT VIEWS

Property features AI

Finance

• Other: Community of 51 total units
• Financial info: Special assessments
• HOA & community: Part of Amherst Spring association; Monthly association fee of $285; Association covers water, sewer and trash; Senior community; Community features: street lighting, sidewalks, urban setting

Exterior

• Parking: Unassigned parking
• Utilities: 220V electric; Public/district water; Public sewer
• Home design: House-style condominium; Attached property; Single-story; Entry level: 2
• Construction: Year built (per assessor); 1 common wall
• Exterior features: Patio; No pool; No fencing; Has view; Condominium community (51 units)

Interior

• Kitchen: Electric range
• Bedrooms: Main floor bedroom (1 on main level)
• Flooring: Laminated
• Bathrooms: 1 full bathroom with bathtub
• Heating & cooling: Wall/window cooling
• Interior features: Elevator; One level
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-68 ($-814/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (9.3% below list).
• Recommended offer: $213k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 rising (+3.7%/yr); 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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.
• Current owner paid $136k; list at $235k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,141 (9.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.74% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-40,692
• Equity at exit: $35,039

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-33,889
• Equity at exit: $20,319

Cash invested: $65,800 (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 92115

• Rents YoY: 3.7%
• Active inventory: 181
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-68

Break-even live

Break-even rent $2,217

Max offer price $223,015

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6440 El Cajon Blvd San Diego, CA	3.0	1.0	580	$2,358	$4.07	1d	13	0.32mi
4546 60th St San Diego, CA	—	1.0	340	$1,695	$4.99	21d	1	0.94mi
5615 El Cajon Blvd San Diego, CA	—	1.0	350	$1,475	$4.21	7d	1	1.29mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $235,000 Active 22 DOM
2. 2026-06-17
   days on market $235,000 Active 21 DOM
3. 2026-06-16
   days on market $235,000 Active 20 DOM
4. 2026-06-15
   days on market $235,000 Active 19 DOM
5. 2026-06-13
   days on market $235,000 Active 17 DOM
6. 2026-06-09
   days on market $235,000 Active 13 DOM
7. 2026-06-08
   days on market $235,000 Active 12 DOM
8. 2026-06-07
   days on market $235,000 Active 11 DOM
9. 2026-06-04
   days on market $235,000 Active 8 DOM
10. 2026-06-03
    days on market $235,000 Active 7 DOM
11. 2026-06-02
    days on market $235,000 Active 6 DOM
12. 2026-06-01
    days on market $235,000 Active 5 DOM
13. 2026-05-31
    days on market $235,000 Active 4 DOM
14. 2026-05-27
    listed $235,000 Active
15. 2004-08-18
    soldstatus $136,000 333-char remark

    Show marketing remark (333 chars)

    SENIOR CONDO COMPLEX- ONE OCCUPANT MUST BE 62 > YEARS OLD. PRIVATE BALCONY, SECURE & QUIET, NEAR COLLEGE, SHOPS & SERVICES, BUS, TROLLEY. NEW BERBER CARPET & VINYL. MIRRORED CLOSETS DOORS, FRESH PAINT. LOW MONTHLY HOA FEE. AFFORDABLE HOUSING OPPORTUNITY FOR RETIREE ON A FIXED INCOME. THIS UNIT IS MOVE-IN READY!

16. 2004-08-18
    soldstatus $136,000

    Show marketing remark (333 chars)

    SENIOR CONDO COMPLEX- ONE OCCUPANT MUST BE 62 > YEARS OLD. PRIVATE BALCONY, SECURE & QUIET, NEAR COLLEGE, SHOPS & SERVICES, BUS, TROLLEY. NEW BERBER CARPET & VINYL. MIRRORED CLOSETS DOORS, FRESH PAINT. LOW MONTHLY HOA FEE. AFFORDABLE HOUSING OPPORTUNITY FOR RETIREE ON A FIXED INCOME. THIS UNIT IS MOVE-IN READY!

17. 2004-06-28
    listed $144,900 333-char remark

    Show marketing remark (333 chars)

    SENIOR CONDO COMPLEX- ONE OCCUPANT MUST BE 62 > YEARS OLD. PRIVATE BALCONY, SECURE & QUIET, NEAR COLLEGE, SHOPS & SERVICES, BUS, TROLLEY. NEW BERBER CARPET & VINYL. MIRRORED CLOSETS DOORS, FRESH PAINT. LOW MONTHLY HOA FEE. AFFORDABLE HOUSING OPPORTUNITY FOR RETIREE ON A FIXED INCOME. THIS UNIT IS MOVE-IN READY!

18. 2004-04-23
    soldstatus $200,000
19. 2001-02-05
    soldstatus $40,000 186-char remark

    Show marketing remark (186 chars)

    TENANT OCCUPIED UNIT IN A SENIOR AGE RESTRICTED BUILDING (62+) * * SQFT, ZONING, PER ASSESSOR RECORDS * * BUYER TO VERIFY & BUYER TO BE PRE-QUALIFIED * * CALL TENANT TO SHOW.

20. 2001-02-02
    soldstatus $42,000
21. 2000-07-27
    listed $40,000 186-char remark

    Show marketing remark (186 chars)

    TENANT OCCUPIED UNIT IN A SENIOR AGE RESTRICTED BUILDING (62+) * * SQFT, ZONING, PER ASSESSOR RECORDS * * BUYER TO VERIFY & BUYER TO BE PRE-QUALIFIED * * CALL TENANT TO SHOW.

22. 1990-05-04
    soldstatus $50,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$947/yr (+$79/mo · 112.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 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: $25,577
• − Mortgage interest: −$13,164
• − Property taxes: −$839
• − Insurance: −$1,972
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$3,420
• − Depreciation: −$6,836
• Taxable loss: −$4,747
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $325/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): 66,264
• Household income: $79,199
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 4584.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 30% Two or more races 15% Asian 13% Black 10%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 21% Vietnamese 4% Other Asian/Pacific 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: ▼ -973.18%
• Current HPI: 427.2256
• Rent YoY: ▲ 3.74%
• 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

+370.0% since first listed

9 events — show timeline

• 2026-05-27 Listed $235,000 CRMLS
• 2004-08-18 Sold (Public Records) $136,000 Public Records
• 2004-08-18 Sold (MLS) $136,000 CRMLS
• 2004-06-28 Listed $144,900 CRMLS
• 2004-04-23 Sold (Public Records) $200,000 Public Records
• 2001-02-05 Sold (MLS) $40,000 CRMLS
• 2001-02-02 Sold (Public Records) $42,000 Public Records
• 2000-07-27 Listed $40,000 CRMLS
• 1990-05-04 Sold (Public Records) $50,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $839 · +4.1% YoY. Source: county tax records.