449 G · Coronado, CA 92118

$1,750,000

2 bd · 3.0 ba · 2,148 sqft · Townhouse public records · 39 Days on market

Built 1982 $815/sqft · 28% below area Est $2415k · 28% under $375/mo HOA · 5% 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
• Schools +6.2/10.0
• Appreciation +5.7/10.0
• Cash flow +3.8/30.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Prime Coronado Village townhome! Spacious and light-filled, this three-story home offers an ideal layout with a large kitchen, open dining area, and inviting family room—perfect for everyday living and entertaining. Multiple outdoor spaces create seamless indoor-outdoor flow and provide room to relax or host. All three bedrooms are generously sized with en-suite baths, offering comfort and privacy. The attached private two-car garage adds convenience and extra storage. Located in the heart of the Village, just moments from top-rated schools, shops, dining, and the beach—this is an exceptional opportunity to enjoy the best of Coronado living. LOW HOA at $375.

Key facts

• Inviting family room
• Open dining area
• Large kitchen

Tags

• LARGE KITCHEN
• OPEN DINING AREA
• INVITING FAMILY ROOM
• MULTIPLE OUTDOOR SPACES
• EN-SUITE BATHS
• ATTACHED PRIVATE GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $-5k ($-61k/yr) — negative.
• To cash-flow at today's rent, offer at most $854k (51.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $804k (54.0% below list).
• Recommended offer: $804k (54.0% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 0.8% in Coronado — 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 69/100 on livability (#249 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F, health & safety F.
• Coronado Unified (suburban): math 61% / reading 77% proficiency, ranked #47 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $8,042/mo this rent would consume 72% of the median local household income ($135k/yr) (locally 1052% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $37k of equity ($12k loan paydown + $25k appreciation (1.4% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$130k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($1.70M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $1.08M; list at $1.75M implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $804,216 (54.0% 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 39 days. Have you received any prior offers? Is the seller open to a 54% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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?
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 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: 0.46% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.42%
• DSCR: 0.45
• GRM: 18.1

CMA / ARV

• ARV (median comp): $2,414,524
• List price: $1,750,000
• Delta: -27.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1099 1st St #211	0.48mi	2/2.5	2,234 (+4%)	1mo	$2,925,000	$1,309	68
1016 1st St	0.45mi	3/2.5 (+1)	2,200 (+2%)	8mo	$2,750,000	$1,250	61
535 F Ave #4	0.12mi	3/2.0 (+1)	1,838 (-14%)	3mo	$1,950,000	$1,061	59
120 C Ave #208	0.49mi	2/2.0	2,325 (+8%)	2mo	$1,925,000	$828	58
1004 10th St	0.65mi	3/3.0 (+1)	2,050 (-5%)	3mo	$3,850,000	$1,878	54
120 C Ave #308	0.49mi	2/2.0	2,325 (+8%)	6mo	$2,425,000	$1,043	54
1099 1st St #223	0.48mi	2/2.5	1,884 (-12%)	1mo	$1,775,000	$942	54
120 C Ave #205	0.49mi	2/2.0	1,850 (-14%)	1mo	$1,860,000	$1,005	49
1101 1st St #101	0.53mi	2/2.5	1,849 (-14%)	2mo	$1,850,000	$1,001	48
1099 1st St #217	0.48mi	2/2.5	1,841 (-14%)	7mo	$1,600,000	$869	46
120 C Ave #304	0.49mi	2/2.0	1,850 (-14%)	7mo	$1,885,000	$1,019	44
1099 1st St #317	0.48mi	2/2.0	1,841 (-14%)	8mo	$1,900,000	$1,032	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.41% appreciation · 4.44% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.50×
• Total profit: $-243,331
• Equity at exit: $635,068

10-year hold

• IRR: -3.2%
• Equity multiple: 0.58×
• Total profit: $-206,043
• Equity at exit: $873,865

Cash invested: $490,000 (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 92118

• Home prices YoY: 0.4%
• Rents YoY: 4.4%
• Active inventory: 159
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $8,042 high
• Mortgage (P&I): −$9,177
• Tax from tax record: −$1,143 /mo · $13,715/yr
• Insurance: −$729
• HOA: −$375
• Vacancy / Maint / Mgmt: −$1,689
• Net cashflow: $-5,071

Break-even live

Break-even rent $14,461

Max offer price $854,191

Occupancy floor —

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 H Ave Coronado, CA	3.0	3.0	1800	$9,000	$5.00	44d	1	0.12mi
625 4th St Coronado, CA	3.0	2.0	1892	$10,500	$5.55	44d	1	0.12mi
569 E Ave Unit C Coronado, CA	3.0	2.0	1923	$7,449	$3.87	14d	1	0.18mi
455 J Ave Coronado, CA	3.0	3.0	1704	$25,000	$14.67	18d	1	0.21mi
664 I Ave Coronado, CA	3.0	3.0	1600	$7,500	$4.69	5d	1	0.27mi
733 H Ave Coronado, CA	3.0	2.5	2477	$8,750	$3.53	24d	1	0.28mi
748 Olive Ave Unit 748 Coronado, CA	3.0	3.0	1500	$6,000	$4.00	44d	1	0.32mi
501 8th St Coronado, CA	3.0	2.5	1702	$20,000	$11.75	44d	1	0.35mi
640 Alameda Blvd Coronado, CA	3.0	2.0	1700	$8,700	$5.12	5d	1	0.37mi
741 D Ave Coronado, CA	3.0	3.0	1402	$7,500	$5.35	44d	1	0.37mi
218 J Ave Coronado, CA	3.0	2.5	2000	$22,500	$11.25	24d	1	0.38mi
540 Country Club Ln Coronado, CA	3.0	3.0	2076	$24,000	$11.56	44d	1	0.39mi
610 Country Club Ln Coronado, CA	3.0	2.5	2335	$13,500	$5.78	18d	1	0.40mi
229 Orange Ave #3 Coronado, CA	2.0	2.0	1800	$6,000	$3.33	44d	1	0.42mi
828 D Ave Coronado, CA	3.0	2.0	1805	$6,500	$3.60	44d	1	0.42mi
845 E Ave Unit Vacation or Long Term Rental Coronado, CA	3.0	3.0	1444	$6,500	$4.50	18d	1	0.43mi
1210 7th St Coronado, CA	3.0	3.0	1540	$9,000	$5.84	44d	1	0.45mi
911 E Ave #301 Coronado, CA	3.0	2.5	2956	$9,000	$3.04	44d	1	0.50mi
937 F Ave Coronado, CA	3.0	3.5	2400	$25,000	$10.42	44d	1	0.51mi
120 C Ave Coronado, CA	2.0–3.0	2.0	2483	$8,500	$3.42	44d	1	0.51mi
120 C Ave Coronado, CA	2.0–3.0	2.0	2246	$8,000	$3.56	15d	2	0.51mi
850 C Ave #4 Coronado, CA	2.0	2.0	1410	$5,500	$3.90	44d	1	0.53mi
1099 1st St Coronado, CA	2.0–4.0	2.5–4.0	3092	$6,700	$2.17	44d	4	0.54mi
942 D Ave Unit B Coronado, CA	2.0	2.5	1529	$6,000	$3.92	44d	1	0.54mi
942 D Ave Unit A Coronado, CA	3.0	2.5	2358	$9,500	$4.03	44d	1	0.54mi
1220 1st St #303 Coronado, CA	3.0	3.0	2520	$12,500	$4.96	24d	1	0.56mi
1101 1st St #209 Coronado, CA	2.0	2.5	1800	$14,500	$8.06	44d	1	0.57mi
1008 E Ave Coronado, CA	3.0	2.0	1775	$20,000	$11.27	44d	1	0.59mi
837 B Ave Coronado, CA	3.0	2.5	2380	$9,900	$4.16	44d	1	0.60mi
1033 Encino Row Coronado, CA	3.0	2.5	1800	$8,500	$4.72	44d	1	0.61mi
1068 Isabella Ave Coronado, CA	3.0	2.5	1532	$5,500	$3.59	44d	1	0.65mi
1415 1st St Coronado, CA	2.0	3.0	1472	$5,500	$3.74	44d	1	0.69mi
901 A Ave Coronado, CA	3.0	2.0	1778	$6,500	$3.66	44d	1	0.70mi
1104 Isabella Ave Coronado, CA	2.0	2.0	1871	$12,000	$6.41	18d	1	0.70mi
958 A Ave Coronado, CA	3.0	3.0	2200	$7,000	$3.18	44d	1	0.71mi
1524 Ynez Pl Coronado, CA	2.0	2.0	1545	$6,200	$4.01	44d	1	0.90mi
1612 Cajon Pl Coronado, CA	3.0	3.0	2732	$12,000	$4.39	44d	1	0.92mi
817 Margarita Ave Coronado, CA	3.0	2.0	2000	$9,000	$4.50	44d	1	0.98mi
1710 Avenida del Mundo #803 Coronado, CA	3.0	3.0	1603	$30,000	$18.71	44d	1	1.15mi
1730 Avenida Del Mundo Unit Vacation Rental Coronado, CA	3.0	3.0	1668	$12,000	$7.19	44d	1	1.23mi

HOA detail

• Monthly dues: $375 · $4,500/yr

Listing history 13 events

1. 2026-04-17
   listed $1,800,000 Active 678-char remark

   Show marketing remark (678 chars)

   Prime Coronado Village townhome! Spacious and light-filled, this three-story home offers an ideal layout with a large kitchen, open dining area, and inviting family room—perfect for everyday living and entertaining. Multiple outdoor spaces create seamless indoor-outdoor flow and provide room to relax or host. All three bedrooms are generously sized with en-suite baths, offering comfort and privacy. The attached private two-car garage adds convenience and extra storage. Located in the heart of the Village, just moments from top-rated schools, shops, dining, and the beach—this is an exceptional opportunity to enjoy the best of Coronado living. LOW HOA at $375.

2. 2022-10-17
   historical
3. 2022-10-17
   historical
4. 2022-08-23
   listed $2,095,000 Active
5. 2022-08-17
   listed $2,095,000
6. 2017-02-14
   soldstatus $1,085,000 Sold
7. 2017-02-14
   soldstatus $1,085,000
8. 2017-01-16
   status Pending
9. 2016-10-27
   listed $1,180,000 Active
10. 2014-01-31
    historical
11. 2014-01-26
    listed $925,000 Active
12. 2012-05-17
    soldstatus $740,000
13. 1987-09-15
    soldstatus $230,000

ⓘ 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: $13,715 · $1,143/mo
• Projected year-2 tax: $13,715 · $1,143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,506
• − Mortgage interest: −$98,027
• − Property taxes: −$13,715
• − Insurance: −$8,750
• − Repairs & maintenance: −$7,720
• − Management: −$7,720
• − HOA: −$4,500
• − Depreciation: −$50,909
• Taxable loss: −$94,836
• Est. tax savings @ 24.0%: +$22,761
• After-tax cash flow: $-38,091/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: Coronado Unified
• NCES district ID: 0609870
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 77% ▼ -1.00%
• Median HH income: $91,550
• Composite: 62.45/100
• National rank: #691
• State rank: #47 of 517 in CA

Livability — Coronado

• Score: 69/100
• State rank: #249
• US rank: #8296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coronado, CA
• County: San Diego County · 3,178,799 people
• City population: 18,929
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 18,929
• Household income: $134,534
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1052.0

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 White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 1% Other Indo-European 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: ▲ 1.41%
• Current HPI: 360.7979
• Rent YoY: ▲ 4.44%
• 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

+682.6% since first listed

13 events — show timeline

• 2026-04-17 Listed $1,800,000 SDMLS
• 2022-10-17 Listing Removed — SDMLS
• 2022-10-17 Listing Removed — CRMLS
• 2022-08-23 Listed $2,095,000 CRMLS
• 2022-08-17 Listed $2,095,000 SDMLS
• 2017-02-14 Sold (Public Records) $1,085,000 Public Records
• 2017-02-14 Sold (MLS) $1,085,000 SDMLS
• 2017-01-16 Pending — SDMLS
• 2016-10-27 Listed $1,180,000 SDMLS
• 2014-01-31 Listing Removed — SDMLS
• 2014-01-26 Listed $925,000 SDMLS
• 2012-05-17 Sold (Public Records) $740,000 Public Records
• 1987-09-15 Sold (Public Records) $230,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $13,715 · +2.4% YoY. Source: county tax records.