1729-33 Dahlia Ave · San Diego, CA 92154

$850,000

15 bd · 12.0 ba · 1,500 sqft · MultiFamily · 6 Days on market

Built 1943 Good condition 8,278 sqft lot $567/sqft · at area comps Est $886k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

3 Units!!! Motivated Seller! Rare opportunity to own a high income producing investment property with strong cap rate potential. The property consists of two legal units and one additional unit with unknown permit status, for a total of three units. The front unit is a 2 bedroom 1 bathroom approximately 600 square feet. The main unit is a 2 bedroom 2 bathroom approximately 700 square feet and has just been fully remodeled. It is currently vacant and ready for a new tenant at market rent. The rear unit is a 1 bedroom 1 bathroom approximately 300 square feet with permit status unknown.

Key facts

• Fully remodeled
• 8,278 sq ft lot
• Built 1943

Tags

• STRONG CAP RATE POTENTIAL
• FULLY REMODELED
• IMMEDIATE RENTAL INCOME
• PLANS FOR FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $850k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $850k).
• Cap rate 14.6% vs local median 2.1% 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.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Teofilo Mendoza (math 10% / reading 15%, grade F, #1,472 of 1,571 statewide, top 94%, 531 students, 71% FRL); Mar Vista Academy (math 17% / reading 27%, grade F, #388 of 498 statewide, top 80%, 552 students, 86% FRL); Mar Vista Senior High (math 22% / reading 42%, grade F, #674 of 1,170 statewide, top 59%, 1,376 students, 78% FRL) — zoned schools average 78% FRL vs 53% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 44% district-wide (-22 pts) — the specific schools serving this property underperform the Sweetwater Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 368 active listings in the ZIP; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $4,966/mo per unit this rent would consume 63% of the median local household income ($95k/yr) (locally 19% 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 $6k of loan paydown is wiped out by about $26k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $238k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $850,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $885,674
• List price: $850,000
• Delta: -4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.82×
• Total profit: $194,348
• Equity at exit: $126,738

10-year hold

• IRR: 26.9%
• Equity multiple: 3.04×
• Total profit: $484,952
• Equity at exit: $73,492

Cash invested: $238,000 (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 92154

• Rents YoY: -0.5%
• Active inventory: 368
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $14,899 high
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,129
• Net cashflow: $5,896

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$14,898
Total (3 units)			$14,899

Break-even live

Break-even rent $7,436

Max offer price $850,000

Occupancy floor 55%

Sensitivity live

Price	-10% $6,483	-5% $6,190	+0% $5,896	+5% $5,602	+10% $5,309
Rent	-10% $4,719	-5% $5,308	+0% $5,896	+5% $6,485	+10% $7,073
Rate	-1.0pp $6,324	-0.5pp $6,112	base $5,896	+0.5pp $5,676	+1.0pp $5,452

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: $212,500
• Closing costs: $25,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1784 Elm Ave San Diego, CA	4.0	2.5	1881	$3,740	$1.99	22d	1	0.14mi
1784 Elm Ave San Diego, CA	4.0	2.5	1881	$3,740	$1.99	32d	1	0.14mi
1786 Elm Ave San Diego, CA	4.0	3.0	2249	$8,000	$3.56	9d	1	0.15mi
990 Rolling Dunes Way San Diego, CA	4.0	3.0	2129	$4,500	$2.11	52d	1	0.31mi
1005 Sea Glass Way San Diego, CA	4.0	3.0	2364	$4,900	$2.07	101d	1	0.33mi
959 13th St Imperial Beach, CA	5.0	3.0	2003	$4,700	$2.35	130d	1	0.60mi
1141 Granger St Imperial Beach, CA	5.0	2.0	1800	$4,100	$2.28	127d	1	0.63mi
1393 Fern Ave Imperial Beach, CA	4.0	3.0	1359	$4,200	$3.09	130d	1	0.74mi
558 12th St Imperial Beach, CA	4.0	2.0	1480	$3,450	$2.33	108d	1	0.77mi
1446 Holly Ave Imperial Beach, CA	4.0	3.0	1843	$3,850	$2.09	51d	1	0.86mi
1226 Fern Ave #1 Imperial Beach, CA	4.0	3.0	1700	$4,295	$2.53	85d	1	0.86mi
1226 Fern Ave #1 Imperial Beach, CA	4.0	3.0	1700	$4,295	$2.53	105d	1	0.86mi
1585 Ionian St San Diego, CA	4.0	2.0	1793	$3,895	$2.17	0d	1	0.91mi
1585 Ionian St San Diego, CA	4.0	2.0	1952	$3,895	$2.00	37d	1	0.91mi
1110 Ebony Ave Imperial Beach, CA	4.0	2.0	1773	$8,500	$4.79	12d	1	0.92mi
1110 Ebony Ave Imperial Beach, CA	4.0	2.0	1773	$8,500	$4.79	0d	1	0.92mi
1110 Ebony Ave Imperial Beach, CA	4.0	2.5	1773	$5,500	$3.10	19d	1	0.92mi
1425 New Chatel Dr San Diego, CA	4.0	2.5	1828	$7,500	$4.10	0d	1	0.93mi
1425 New Chatel Dr San Diego, CA	4.0	3.0	1828	$7,500	$4.10	12d	1	0.93mi
1425 New Chatel Dr San Diego, CA	4.0	3.0	1828	$7,500	$4.10	1d	1	0.93mi
1662 Neptune Ave San Diego, CA	4.0	2.5	1670	$4,195	$2.51	119d	1	1.06mi
1117 Holly Ave Imperial Beach, CA	4.0	2.0	1540	$4,200	$2.73	142d	1	1.11mi
1683 Neptune Ave San Diego, CA	4.0	2.5	1670	$4,195	$2.51	160d	1	1.12mi
1226 Caminito Cedro San Diego, CA	4.0	2.5	1402	$3,875	$2.76	0d	1	1.15mi
1226 Caminito Cedro San Diego, CA	4.0	2.5	1402	$3,875	$2.76	3d	1	1.15mi
1127 Hemlock Ave Imperial Beach, CA	5.0	3.0	1700	$4,495	$2.64	38d	1	1.16mi
1117 Iris Ave Imperial Beach, CA	4.0	2.0	1331	$3,850	$2.89	120d	1	1.21mi
2750 Dahlia Ave San Diego, CA	4.0	2.0	1196	$3,795	$3.17	101d	1	1.24mi
735 Belvia Ln Chula Vista, CA	4.0	2.0	1534	$4,500	$2.93	0d	1	1.27mi
1013 Hemlock Ave Imperial Beach, CA	4.0	2.0	1300	$3,495	$2.69	75d	1	1.27mi
535 7th St Imperial Beach, CA	4.0	4.5	2234	$7,000	$3.13	3d	1	1.30mi
535 7th St Imperial Beach, CA	4.0	4.5	2234	$7,000	$3.13	0d	1	1.30mi
507 Surfbird Ln Unit PPA507 Imperial Beach, CA	4.0	2.5	1760	$3,800	$2.16	160d	1	1.36mi
1251 27th St Otay Mesa, CA	4.0	2.0	1750	$3,900	$2.23	0d	1	1.42mi

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Utilities: Sewer connected
• Home design: Multi-family propertyOne story
• Construction: Composition roof
• Exterior features: Partial fencing

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating

Listing history 31 events

1. 2026-11-08
   days on market $850,000 Active 6 DOM
2. 2026-11-07
   days on market $850,000 Active 5 DOM
3. 2026-11-06
   days on market $850,000 Active 4 DOM
4. 2026-11-05
   days on market $850,000 Active 3 DOM
5. 2026-11-04
   days on market $850,000 Active 2 DOM
6. 2026-11-02
   pricedays on marketlisting id $850,000 Active 1 DOM
7. 2026-06-17
   days on market $949,000 Active 84 DOM
8. 2026-06-16
   days on market $949,000 Active 83 DOM
9. 2026-06-15
   days on market $949,000 Active 82 DOM
10. 2026-06-13
    days on market $949,000 Active 80 DOM
11. 2026-06-13
    days on market $949,000 Active 79 DOM
12. 2026-06-09
    days on market $949,000 Active 76 DOM
13. 2026-06-08
    days on market $949,000 Active 75 DOM
14. 2026-06-07
    days on market $949,000 Active 74 DOM
15. 2026-06-04
    days on market $949,000 Active 71 DOM
16. 2026-06-03
    days on market $949,000 Active 70 DOM
17. 2026-06-02
    days on market $949,000 Active 69 DOM
18. 2026-06-01
    days on market $949,000 Active 68 DOM
19. 2026-05-31
    days on market $949,000 Active 67 DOM
20. 2026-04-16
    price $949,000
21. 2026-04-14
    historical $2,550
22. 2026-04-01
    price $2,550
23. 2026-03-25
    price $2,700
24. 2026-03-25
    listed $995,000 Active
25. 2026-01-13
    listed $2,900
26. 2025-07-22
    historical $2,890
27. 2025-07-02
    listed $2,890
28. 2025-06-26
    historical $2,890
29. 2025-06-09
    historical
30. 2025-05-07
    listed $1,150,000 Active
31. 2025-04-17
    listed $2,890

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $178,788
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$14,303
• − Management: −$14,303
• − Depreciation: −$24,727
• Taxable income: $60,841
• Est. tax owed @ 24.0%: −$14,602
• After-tax cash flow: $56,151/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This multi-family property is in good condition with recent renovations, offering a good investment opportunity with strong rental potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Improves curb appeal and value ↑
• Both Add smart home features — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Teofilo Mendoza F CA #1,472/1,571 Nat'l #37,629/41,679 Middle Mar Vista Academy F CA #388/498 Nat'l #11,208/14,009 High Mar Vista Senior High F CA #674/1,170 Nat'l #10,416/17,239

Schools (NCES district)

• District: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

B Composite livability gradescore 75/100

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 · 3,678,185 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 80,445
• Household income: $94,901
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 30% White 12% Asian 12% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 65%
• Languages at home: 35% English-only · Spanish 56% Tagalog/Filipino 7% Chinese 1%

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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: ▼ -568.62%
• Current HPI: 393.1836
• Rent YoY: ▼ -0.52%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Utilities: Sewer connected
• Home design: Multi-family propertyOne story
• Construction: Composition roof
• Exterior features: Partial fencing

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating

Price history

+29311.8% since first listed

14 events — show timeline

• 2026-11-02 Listed $850,000 SDMLS
• 2026-06-17 Listing Removed — SDMLS
• 2026-04-16 Price Changed $949,000 SDMLS
• 2026-04-14 Rental Removed $2,550 SDMLS
• 2026-04-01 Price Changed $2,550 SDMLS
• 2026-03-25 Price Changed $2,700 SDMLS
• 2026-03-25 Listed $995,000 SDMLS
• 2026-01-13 Listed for Rent $2,900 SDMLS
• 2025-07-22 Rental Removed $2,890 SDMLS
• 2025-07-02 Listed for Rent $2,890 SDMLS
• 2025-06-26 Rental Removed $2,890 SDMLS
• 2025-06-09 Listing Removed — SDMLS
• 2025-05-07 Listed $1,150,000 SDMLS
• 2025-04-17 Listed for Rent $2,890 SDMLS