1621 Coronado Ave · La Presa, CA 91977

$449,000

7 bd · 3.0 ba · 3,109 sqft · SingleFamily public records · 177 Days on market

Built 2021 6,403 sqft lot

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing views & an amazing opportunity! Now shovel-ready with fully approved county plans to finish the project and realize fast profits! Save months of time and hassle. Attention seasoned builders, investors, and flippers! Offering 7 bedrooms this property is a true canvas for transformation. Ideal for those seeking a rewarding value-add project in a highly sought-after location. This new construction home boasts stunning views that are sure to impress. Bring your vision and unlock the full potential of this diamond in the rough.

Key facts

• Stunning views
• 6,403 sq ft lot
• 2 garage spots

Tags

• FULLY APPROVED COUNTY PLANS
• NEW CONSTRUCTION HOME
• STUNNING VIEWS

Property features AI

Finance

• Other: Parcel number 5793922300; Located in La Mesa-Spring Valley high school district
• Financial info: Assessments: Unknown

Exterior

• Parking: Attached garage; Two garage spaces; Two total parking spaces
• Utilities: Lot size and living area sourced from assessor's data
• Home design: Single-family home (R1 zoning); Three total stories; No common walls; Lot approximately 0–1 unit per acre (assessor's data)
• Construction: Year built per assessor
• Exterior features: No pool; Property has a view; Curbs

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Three full bathrooms; One bathroom on the main level
• Interior features: Three or more levels; Entry located up the stairs, farthest away from the front door; Second-level entry
• Laundry & utility: Washer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $442k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $417k (7.1% below list).
• Recommended offer: $395k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.9% in La Presa — 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 60/100 on livability (#571 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B, housing B; Watch: health & safety D, crime F, cost of living F.
• La Mesa-Spring Valley (suburban): math 41% / reading 53% proficiency, ranked #478 of 1,400 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sweetwater Springs Elementary (435 students, 69% FRL); Sci Tech Engr Arts And Math Acad At La Presa (718 students, 81% FRL); Monte Vista High (math 32% / reading 60%, grade D-, #409 of 1,170 statewide, top 36%, 1,569 students, 76% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $4,172/mo this rent would consume 50% of the median local household income ($100k/yr) (locally 2007% 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 177 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y ago; this cycle's ask has dropped $151k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $449k implies a 648% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $395,120 (12.0% 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 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $1,057,060
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 Sangamon Ave	0.20mi	7/4.0	3,223 (+4%)	3mo	$480,000	$149	78
1403 Capistrano Ave	0.20mi	6/3.5 (-1)	2,931 (-6%)	21mo	$1,000,000	$341	57
1431 Grand Ave	0.53mi	6/4.0 (-1)	3,082 (-1%)	15mo	$445,000	$144	52
9915 JACOBY Rd	0.29mi	6/4.0 (-1)	3,481 (+12%)	8mo	$1,365,000	$392	51
1047 Sangamon Ave	0.43mi	6/4.5 (-1)	3,516 (+13%)	5mo	$1,195,000	$340	43

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-83,828
• Equity at exit: $66,947

10-year hold

• IRR: -17.8%
• Equity multiple: 0.13×
• Total profit: $-109,728
• Equity at exit: $38,821

Cash invested: $125,720 (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 91977

• Rents YoY: 0.9%
• Active inventory: 161
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,172 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$794 /mo · $9,531/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$876
• Net cashflow: $-40

Break-even live

Break-even rent $4,223

Max offer price $441,894

Occupancy floor 96%

Sensitivity live

Price	-10% $214	-5% $87	+0% $-40	+5% $-167	+10% $-294
Rent	-10% $-370	-5% $-205	+0% $-40	+5% $125	+10% $289
Rate	-1.0pp $186	-0.5pp $74	base $-40	+0.5pp $-157	+1.0pp $-275

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10160 Challenger Cir Spring Valley, CA	6.0	4.0	2920	$5,850	$2.00	3d	1	1.14mi

Listing history 44 events

1. 2026-06-21
   days on market $449,000 Active 177 DOM
2. 2026-06-18
   days on market $449,000 Active 174 DOM
3. 2026-06-17
   days on market $449,000 Active 173 DOM
4. 2026-06-16
   days on market $449,000 Active 172 DOM
5. 2026-06-15
   days on market $449,000 Active 171 DOM
6. 2026-06-13
   days on market $449,000 Active 169 DOM
7. 2026-06-09
   days on market $449,000 Active 165 DOM
8. 2026-06-08
   days on market $449,000 Active 164 DOM
9. 2026-06-07
   days on market $449,000 Active 163 DOM
10. 2026-06-04
    days on market $449,000 Active 160 DOM
11. 2026-06-03
    days on market $449,000 Active 159 DOM
12. 2026-06-02
    days on market $449,000 Active 158 DOM
13. 2026-06-01
    days on market $449,000 Active 157 DOM
14. 2026-05-31
    days on market $449,000 Active 156 DOM
15. 2026-05-05
    status Active
16. 2026-04-02
    historical Active Under Contract
17. 2026-02-23
    status Active
18. 2026-02-23
    price $449,000
19. 2026-02-09
    historical Active Under Contract
20. 2026-01-16
    price $549,000
21. 2025-12-26
    listed $600,000 Active
22. 2024-05-31
    historical
23. 2024-05-06
    listed $748,000 Active
24. 2024-04-29
    historical
25. 2024-04-02
    price $748,000
26. 2024-03-11
    status Active
27. 2024-02-17
    historical Active Under Contract
28. 2024-01-22
    listed $749,000 Active
29. 2023-10-01
    historical
30. 2023-09-27
    listed $749,000 Active
31. 2023-09-26
    historical
32. 2023-05-11
    status Pending Sale
33. 2023-05-10
    historical
34. 2023-04-25
    listed $749,000 Active
35. 2023-02-01
    historical
36. 2022-09-29
    price $1,100,000
37. 2022-07-17
    price $750,000
38. 2022-01-24
    price $1,100,000
39. 2022-01-06
    listed $800,000 Active
40. 2009-02-27
    historical
41. 2009-01-05
    listed $49,980
42. 2008-12-08
    historical
43. 2008-06-13
    listed $78,900
44. 2003-10-14
    soldstatus $60,000

ⓘ 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: $9,531 · $794/mo
• Projected year-2 tax: $9,531 · $794/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 5/10 Major
• 🌡 Heat 4/10 Moderate 3 d/yr ≥93°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,061
• − Mortgage interest: −$25,151
• − Property taxes: −$9,531
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,005
• − Management: −$4,005
• − Depreciation: −$13,062
• Taxable loss: −$7,937
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $1,422/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: La Mesa-Spring Valley
• NCES district ID: 0620250
• Math proficiency: 41% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $61,742
• Composite: 43.53/100
• National rank: #6442
• State rank: #478 of 1400 in CA

Livability — La Presa

• Score: 60/100
• State rank: #571
• US rank: #18714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Presa, CA
• County: San Diego County · 3,178,799 people
• City population: 62,957
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 61,064
• Household income: $99,657
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2007.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 29% Two or more races 19% Black 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 59% English-only · Spanish 32% Tagalog/Filipino 3% Arabic 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: ▼ -697.99%
• Current HPI: 381.66
• Rent YoY: ▲ 0.88%
• 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

+648.3% since first listed

30 events — show timeline

• 2026-05-05 Relisted — CRMLS
• 2026-04-02 Contingent — CRMLS
• 2026-02-23 Relisted — CRMLS
• 2026-02-23 Price Changed $449,000 CRMLS
• 2026-02-09 Contingent — CRMLS
• 2026-01-16 Price Changed $549,000 CRMLS
• 2025-12-26 Listed $600,000 CRMLS
• 2024-05-31 Listing Removed — CRMLS
• 2024-05-06 Listed $748,000 CRMLS
• 2024-04-29 Listing Removed — CRMLS
• 2024-04-02 Price Changed $748,000 CRMLS
• 2024-03-11 Relisted — CRMLS
• 2024-02-17 Contingent — CRMLS
• 2024-01-22 Listed $749,000 CRMLS
• 2023-10-01 Listing Removed — CRMLS
• 2023-09-27 Listed $749,000 CRMLS
• 2023-09-26 Coming Soon — CRMLS
• 2023-05-11 Pending — CRMLS
• 2023-05-10 Listing Removed — CRMLS
• 2023-04-25 Listed $749,000 CRMLS
• 2023-02-01 Listing Removed — SDMLS
• 2022-09-29 Price Changed $1,100,000 SDMLS
• 2022-07-17 Price Changed $750,000 SDMLS
• 2022-01-24 Price Changed $1,100,000 SDMLS
• 2022-01-06 Listed $800,000 SDMLS
• 2009-02-27 Listing Removed — SDMLS
• 2009-01-05 Listed $49,980 SDMLS
• 2008-12-08 Listing Removed — SDMLS
• 2008-06-13 Listed $78,900 SDMLS
• 2003-10-14 Sold (Public Records) $60,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $9,531 · +3.4% YoY. Source: county tax records.