351-55 W 8th Ave · Escondido, CA 92025

$699,000

4 bd · 2.0 ba · 1,431 sqft · MultiFamily public records · 6 Days on market

Built 1958 7,052 sqft lot Est $996k · 30% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fabulous & established 2 separate homes that are centrally located. Great buy! Terrific area for that special buyer who needs a lot of space, & they can live in 1 & rent the other. Outstanding buy! Please show & sell. Front unit has L/B. BEWARE OF DOG @ REAR HOME! Subject to cancellation of previous escrow.

Key facts

• Detached homes
• R-3 zoned lot
• Centrally located

Tags

• DETACHED HOMES
• PRIVATE YARD SPACE
• R-3 ZONED LOT
• CENTRALLY LOCATED
• STRONG TENANT APPEAL
• LONG-TERM RENTAL POTENTIAL

Property features AI

Finance

• Other: Pets allowed with breed restrictions

Exterior

• Utilities: Connected to sewer
• Home design: Single-story multi-family residential income property (2 units)
• Construction: Stone construction; Built with composition roofing
• Exterior features: Composition roof; Publicly maintained road access

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Partial fencing

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $675k (3.4% below list).
• Recommended offer: $675k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.4% in Escondido — 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 70/100 on livability (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 138 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $6,752/mo this rent would consume 100% of the median local household income ($81k/yr) (locally 3295% 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 $5k of loan paydown is wiped out by about $21k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $76k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $309k; list at $699k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $675,200 (3.4% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $995,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 E 15th Ave	0.60mi	4/2.0	1,408 (-2%)	10mo	$799,000	$567	61
335 W 3rd	0.37mi	3/3.0 (-1)	1,350 (-6%)	7mo	$940,000	$696	58

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-65,866
• Equity at exit: $104,223

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-31,011
• Equity at exit: $60,437

Cash invested: $195,720 (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 92025

• Rents YoY: 1.1%
• Active inventory: 138
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $6,752 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$428 /mo · $5,139/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,418
• Net cashflow: $949

Break-even live

Break-even rent $5,551

Max offer price $699,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,345	-5% $1,147	+0% $949	+5% $751	+10% $553
Rent	-10% $416	-5% $682	+0% $949	+5% $1,216	+10% $1,482
Rate	-1.0pp $1,301	-0.5pp $1,127	base $949	+0.5pp $768	+1.0pp $584

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

Units	Beds	Baths	Est. rent
▸ 3× units	2.0	1	$6,753
Total (3 units)			$6,752

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 S Tulip St Unit 2 Escondido, CA	3.0	2.5	1400	$3,475	$2.48	0d	1	0.44mi
700 W Grand Ave Escondido, CA	1.0–3.0	1.0–3.0	1228	$3,904	$3.18	0d	10	0.63mi
1580 S Juniper St Escondido, CA	2.0–3.0	2.0–2.5	1111	$3,295	$2.97	0d	4	0.78mi
101 Chamomile Gln Escondido, CA	1.0–3.0	1.0–3.5	1315	$4,923	$3.74	0d	123	0.87mi
120 Green Ave Escondido, CA	4.0	2.0	1215	$3,995	$3.29	0d	1	0.95mi
120 Green Ave Escondido, CA	4.0	2.0	1215	$3,995	$3.29	2d	1	0.95mi
832 N Juniper St Escondido, CA	1.0–3.0	1.0–1.5	819	$2,543	$3.11	0d	7	1.31mi
624 E Mission Ave Escondido, CA	2.0–3.0	1.0	1010	$3,000	$2.97	0d	2	1.39mi
776 E Mission Ave Escondido, CA	2.0–3.0	1.0–2.0	1050	$3,033	$2.89	0d	7	1.46mi

Listing history 27 events

1. 2026-06-21
   days on market $699,000 Active 6 DOM
2. 2026-06-18
   days on market $699,000 Active 3 DOM
3. 2026-06-17
   days on market $699,000 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $699,000 Active 1 DOM
5. 2026-06-09
   days on market $699,900 Active 48 DOM
6. 2026-06-08
   days on market $699,900 Active 47 DOM
7. 2026-06-07
   days on market $699,900 Active 46 DOM
8. 2026-06-04
   days on market $699,900 Active 43 DOM
9. 2026-06-03
   days on market $699,900 Active 42 DOM
10. 2026-06-02
    days on market $699,900 Active 41 DOM
11. 2026-06-01
    days on market $699,900 Active 40 DOM
12. 2026-05-31
    days on market $699,900 Active 39 DOM
13. 2026-05-18
    price $715,000
14. 2026-05-11
    price $720,000
15. 2026-04-22
    price $740,000
16. 2026-04-22
    listed $775,000 Active
17. 2003-05-08
    soldstatus $309,000 331-char remark

    Show marketing remark (331 chars)

    Fabulous & established 2 separate homes that are centrally located. Great buy! Terrific area for that special buyer who needs a lot of space, & they can live in 1 & rent the other. Outstanding buy! Please show & sell. Front unit has L/B. BEWARE OF DOG @ REAR HOME! Subject to cancellation of previous escrow.

18. 2003-05-08
    soldstatus $309,000

    Show marketing remark (331 chars)

    Fabulous & established 2 separate homes that are centrally located. Great buy! Terrific area for that special buyer who needs a lot of space, & they can live in 1 & rent the other. Outstanding buy! Please show & sell. Front unit has L/B. BEWARE OF DOG @ REAR HOME! Subject to cancellation of previous escrow.

19. 2003-03-19
    historical
20. 2003-03-19
    historical
21. 2003-01-13
    listed $315,000 331-char remark

    Show marketing remark (331 chars)

    Fabulous & established 2 separate homes that are centrally located. Great buy! Terrific area for that special buyer who needs a lot of space, & they can live in 1 & rent the other. Outstanding buy! Please show & sell. Front unit has L/B. BEWARE OF DOG @ REAR HOME! Subject to cancellation of previous escrow.

22. 2002-06-17
    listed $315,000
23. 2002-06-17
    listed $315,000
24. 2002-05-30
    soldstatus $245,000
25. 2002-05-30
    soldstatus $245,000
26. 2002-04-11
    listed $245,000
27. 1976-10-15
    soldstatus $44,500

ⓘ 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: $5,139 · $428/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$173/yr (+$14/mo · 3.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,024
• − Mortgage interest: −$39,155
• − Property taxes: −$5,139
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,482
• − Management: −$6,482
• − Depreciation: −$20,335
• Taxable loss: −$63
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $11,403/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: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment B Housing C+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,989
• Household income: $81,106
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 3295.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 27% Asian 5% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 1%
• Foreign-born: 29% · Canada, Vietnam, China
• Languages at home: 56% English-only · Spanish 38% Tagalog/Filipino 2% Vietnamese 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: ▼ -603.83%
• Current HPI: 371.8986
• Rent YoY: ▲ 1.07%
• 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

+1506.7% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $715,000 SDMLS
• 2026-05-11 Price Changed $720,000 SDMLS
• 2026-04-22 Price Changed $740,000 SDMLS
• 2026-04-22 Listed $775,000 SDMLS
• 2003-05-08 Sold (Public Records) $309,000 Public Records
• 2003-05-08 Sold (MLS) $309,000 CRMLS
• 2003-03-19 Listing Removed — SDMLS
• 2003-03-19 Listing Removed — CRMLS
• 2003-01-13 Listed $315,000 CRMLS
• 2002-06-17 Listed $315,000 SDMLS
• 2002-06-17 Listed $315,000 CRMLS
• 2002-05-30 Sold (Public Records) $245,000 Public Records
• 2002-05-30 Sold (MLS) $245,000 CRMLS
• 2002-04-11 Listed $245,000 CRMLS
• 1976-10-15 Sold (Public Records) $44,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $5,139 · +2.1% YoY. Source: county tax records.