207 5th Ave #444 · San Diego, CA 92101

$215,000

1 bd · 1.0 ba · 431 sqft · Condo · 51 Days on market

Built 2008 Poor condition $897/mo HOA · 33% of rent ↓ 25% since listing

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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 +7.6/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• DSCR +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

Key facts

• Business center
• Pool access
• Panoramic views

Tags

• PANORAMIC VIEWS
• PRIVATE CONCIERGE
• POOL ACCESS
• BUSINESS CENTER
• GYM
• EV CHARGING STATIONS

Property features AI

Finance

• Other: Community contains 860 units
• HOA & community: Part of an association (5th & K Parcel 3; also 5th & K Master); Monthly association fee of $897; Association amenities include: spa, pool, gym/exercise room, onsite property management, meeting room, hot water, trash, utilities, maintenance of grounds, insurance, pet rules, and water

Exterior

• Parking: Subterranean community garage with valet
• Security: 24-hour security; Fire and smoke detection system
• Utilities: Public sewer; Electricity connected
• Home design: Condominium/unit in a multi-story building; Total building stories: 12; One-level unit; Entry on level 4
• Construction: Concrete construction; Concrete perimeter foundation
• Exterior features: Community pool; Walkable location with good transportation access; Urban setting with sidewalks and street lighting; Attached property with 2+ common walls; Has a view; Turnkey condition

Interior

• Kitchen: Refrigerator; Eating area
• Bedrooms: Entry located at front on level 4
• Flooring: Carpet
• Bathrooms: 1 full bathroom with shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Bar; Furnished; Double-pane windows; Fire and smoke detection system; 24-hour security; Spa
• Laundry & utility: No in-unit laundry listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (17.3% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $178k (17.3% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 519 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 35% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $177,847 (17.3% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.25% ✓
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.82% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.22×
• Total profit: $-46,732
• Equity at exit: $43,610

10-year hold

• IRR: -20.5%
• Equity multiple: -0.28×
• Total profit: $-76,772
• Equity at exit: $39,051

Cash invested: $60,200 (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 92101

• Home prices YoY: -0.8%
• Rents YoY: 0.3%
• Active inventory: 519
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$897
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-257

Break-even live

Break-even rent $3,016

Max offer price $177,847

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-182	+0% $-257	+5% $-331	+10% $-405
Rent	-10% $-469	-5% $-363	+0% $-257	+5% $-150	+10% $-44
Rate	-1.0pp $-148	-0.5pp $-202	base $-257	+0.5pp $-312	+1.0pp $-369

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2154 Union St San Diego, CA	1.0	1.0	350	$2,900	$8.29	25d	1	1.43mi
326 Juniper St San Diego, CA	1.0	1.0	364	$2,875	$7.90	25d	14	1.48mi
326 Juniper St San Diego, CA	1.0	1.0	355	$2,700	$7.59	3d	8	1.48mi

HOA detail condo

• Monthly dues: $897 · $10,764/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $215,000 Active 51 DOM
2. 2026-06-18
   days on market $215,000 Active 48 DOM
3. 2026-06-17
   days on market $215,000 Active 47 DOM
4. 2026-06-16
   days on market $215,000 Active 46 DOM
5. 2026-06-15
   days on market $215,000 Active 45 DOM
6. 2026-06-13
   days on market $215,000 Active 43 DOM
7. 2026-06-09
   days on market $215,000 Active 39 DOM
8. 2026-06-08
   days on market $215,000 Active 38 DOM
9. 2026-06-07
   days on market $215,000 Active 37 DOM
10. 2026-06-04
    days on market $215,000 Active 34 DOM
11. 2026-06-03
    days on market $215,000 Active 33 DOM
12. 2026-06-02
    days on market $215,000 Active 32 DOM
13. 2026-06-01
    days on market $215,000 Active 31 DOM
14. 2026-05-31
    days on market $215,000 Active 30 DOM
15. 2026-05-01
    listed $215,000 Active
16. 2026-04-01
    historical
17. 2026-03-14
    price $230,000
18. 2026-02-24
    price $240,000
19. 2026-02-13
    price $249,000
20. 2025-09-24
    listed $280,000 Active
21. 2022-12-30
    soldstatus $275,000 Sold 719-char remark

    Show marketing remark (719 chars)

    Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

22. 2022-12-24
    status Pending 719-char remark

    Show marketing remark (719 chars)

    Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

23. 2022-12-16
    status Active 719-char remark

    Show marketing remark (719 chars)

    Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

24. 2022-12-14
    status Pending 719-char remark

    Show marketing remark (719 chars)

    Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

25. 2021-12-24
    listed $285,000 Active 719-char remark

    Show marketing remark (719 chars)

    Amazing 1 Bedroom Suite priced at $285,000! Now is the time to become "Rock Royalty" and get your Hard Rock unit at a great price. .. Own California's Hottest Lifestyle in the Gaslamp Downtown SD. The "Hard Rock" Hotel San Diego. This is an incredible opportunity to own a piece of the Rock! A Hard Rock Suite that's classy, unique and sits above it all in the heart of Downtown SD. Amazing location 4th floor, City Views, faces DT/Petco. This unit has a King Bed Suite, Balcony with Views on the same level as the Pool and Woodstock Terrace. You can be a part of this all become Rock Royalty and own a piece of the Rock. Don't miss out on this Hard Rock unit that will make you Rock & Sizzle!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,295
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$10,764
• − Depreciation: −$6,255
• Taxable loss: −$6,234
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-1,585/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive exterior and interior renovation to improve its condition and value. Fresh paint and new siding are immediate priorities to enhance curb appeal and resale potential.

Repairs flagged

• Major exterior paint — Listing photos show faded and peeling paint
• Major exterior siding — Listing photos show worn and possibly damaged siding
• Major interior walls — Listing photos show no interior details, but the exterior suggests a need for extensive renovation

Value-add opportunities

• Resale exterior paint — Fresh paint can significantly improve curb appeal and resale value
• Resale exterior siding — New siding can enhance the home's appearance and increase its value
• Both interior renovation — Updating the interior can improve both the rental appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Listing photos show faded and peeling paint	Major	$15,000–50,000
exterior siding · Listing photos show worn and possibly damaged siding	Major	$15,000–50,000
interior walls · Listing photos show no interior details, but the exterior suggests a need for extensive renovation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale exterior paint — Fresh paint can significantly improve curb appeal and resale value ↑
• Resale exterior siding — New siding can enhance the home's appearance and increase its value ↑
• Both interior renovation — Updating the interior can improve both the rental appeal and resale value ↑

ⓘ 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: 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): 51,805
• Household income: $91,566
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 5603.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 24% Two or more races 12% Asian 10% Black 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 15% Other Indo-European 3% Other Asian/Pacific 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: ▼ -1.82%
• Current HPI: 224.0762
• Rent YoY: ▲ 0.35%
• 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

-24.6% since first listed

11 events — show timeline

• 2026-05-01 Listed $215,000 CRMLS
• 2026-04-01 Listing Removed — CRMLS
• 2026-03-14 Price Changed $230,000 CRMLS
• 2026-02-24 Price Changed $240,000 CRMLS
• 2026-02-13 Price Changed $249,000 CRMLS
• 2025-09-24 Listed $280,000 CRMLS
• 2022-12-30 Sold (MLS) $275,000 SDMLS
• 2022-12-24 Pending — SDMLS
• 2022-12-16 Relisted — SDMLS
• 2022-12-14 Pending — SDMLS
• 2021-12-24 Listed $285,000 SDMLS