Grand Del Mar Pl Unit VU 8-4-9 · San Diego, CA 92130

$375,000

3 bd · 4.5 ba · 5,035 sqft · Timeshare · 233 Days on market

Built 2008 2.89 ac lot $1985/mo HOA · 45% of rent ↓ 6% 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).

• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 1% rule +6.9/10.0
• Appreciation +6.9/10.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

LUXURY LOGGIA FRACTIONAL OWNERSHIP owning 5 WEEKS A YEAR. Enjoy the weeks that typically fall in the last week of June and the last week of August (Del Mat Race Track Week in perpetuity (GDM Villa Schedule Weeks #25 and #34) guaranteed year after year while having the flexibility to schedule your 3 remaining weeks at your discretion. Own a one tenth fraction of your own lavishly appointment. Loggia Villa at The Fairmont Grand Del Mar Resort and Spa - 5035 sqft, 3 bedrooms, 4.5 baths, two stories with elevator, home theater, office and gym. The Villas are located on the fairways of the Grand Del Mar Golf Club. THIS IS A LUXURY FRACTIONAL OWNERSHIP OFFERING 5 WEEKS A YEAR. THIS IS A DEEDED P

Key facts

• Office
• Home theater
• Gym

Tags

• HOME THEATER
• OFFICE
• GYM
• ON-SITE SECURE STORAGE AREA

Property features AI

Finance

• Other: Golf cart is leased and not included in the sale
• Financial info: Community of eight units
• HOA & community: Part of an association (GDM Villas / Villas at The Grand Del Mar); Quarterly association fee; Association provides pool, spa, gym/exercise room, tennis, golf access, barbecue and fire pit areas, guard/security, onsite property management, maid service, storage, maintenance of grounds, pest control, sewer/trash/utilities/water, insurance, pet rules and call-for-rules

Exterior

• Parking: Attached garage; Three garage spaces; Garage with front entry and two doors; Garage door opener; Golf cart garage; Total of three parking spaces
• Security: Gated community; 24-hour security; Resident manager; Security lights; Fire and smoke detection system; Smoke detector; Carbon monoxide detectors
• Utilities: Public sewer; Natural gas available; Cable connected; Electricity connected
• Home design: Quadruplex (co-ownership / attached property); Two stories; Clay roof
• Construction: Attached property; 2+ common walls
• Exterior features: Covered patio/deck; Deck; Patio; Community pool (exercise pool, heated, in-ground, lap pool); Spa (association, heated, in ground, private); Close to clubhouse; Has view

Interior

• Kitchen: Built-in range; Gas oven and gas cooking; Dishwasher; Garbage disposal; Microwave; Refrigerator; Ice maker; Barbecue
• Bedrooms: Primary bedroom (upstairs); Two primary suites
• Flooring: Stone flooring; Wood flooring
• Bathrooms: Four full bathrooms; One quarter bathroom
• Heating & cooling: Central cooling
• Interior features: Two levels; Entry on main level; All bedrooms upstairs; Main level bathroom present; Walk-in closet; Media room; Living room; Primary suite with primary bathroom; Laundry room (individual room)
• Laundry & utility: Washer included; Dryer included; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath timeshare listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (41.0% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $221k (41.0% below list) — sets the bar for cash-flow.
• Cap rate 2.9% 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 Dieguito Union High (urban): math 72% / reading 79% proficiency, ranked #56 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Ashley Falls Elementary (346 students, 5% FRL); Pacific Trails Middle (919 students, 10% FRL); Torrey Pines High (2,614 students, 16% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents flat; 155 active listings in the ZIP; high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $14k appreciation (3.9% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 45% of rent.

Recommended offer $221,106 (41.0% 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 233 days. Have you received any prior offers? Is the seller open to a 41% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 2.89%
• Cash-on-cash: -12.15%
• DSCR: 0.46
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.85% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-16,467
• Equity at exit: $186,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.03×
• Total profit: $2,987
• Equity at exit: $303,084

Cash invested: $105,000 (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 92130

• Home prices YoY: 0.8%
• Rents YoY: 0.2%
• Active inventory: 155
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,447 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$1,985
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $-1,064

Break-even live

Break-even rent $5,793

Max offer price $221,106

Occupancy floor —

Sensitivity live

Price	-10% $-804	-5% $-934	+0% $-1,064	+5% $-1,193	+10% $-1,323
Rent	-10% $-1,415	-5% $-1,239	+0% $-1,064	+5% $-888	+10% $-712
Rate	-1.0pp $-875	-0.5pp $-968	base $-1,064	+0.5pp $-1,161	+1.0pp $-1,260

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,985 · $23,820/yr
• Likely covers: gym

Listing history 18 events

1. 2026-06-21
   days on market $375,000 Active 233 DOM
2. 2026-06-18
   days on market $375,000 Active 230 DOM
3. 2026-06-17
   days on market $375,000 Active 229 DOM
4. 2026-06-16
   days on market $375,000 Active 228 DOM
5. 2026-06-15
   days on market $375,000 Active 227 DOM
6. 2026-06-13
   days on market $375,000 Active 225 DOM
7. 2026-06-13
   days on market $375,000 Active 224 DOM
8. 2026-06-09
   days on market $375,000 Active 221 DOM
9. 2026-06-08
   days on market $375,000 Active 220 DOM
10. 2026-06-07
    days on market $375,000 Active 219 DOM
11. 2026-06-04
    days on market $375,000 Active 216 DOM
12. 2026-06-03
    days on market $375,000 Active 215 DOM
13. 2026-06-02
    days on market $375,000 Active 214 DOM
14. 2026-06-01
    days on market $375,000 Active 213 DOM
15. 2026-05-31
    days on market $375,000 Active 212 DOM
16. 2025-10-31
    listed $375,000 Active
17. 2025-10-01
    historical
18. 2024-08-14
    listed $400,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,362
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,269
• − Management: −$4,269
• − HOA: −$23,820
• − Depreciation: −$10,909
• Taxable loss: −$18,411
• Est. tax savings @ 24.0%: +$4,419
• After-tax cash flow: $-8,344/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: San Dieguito Union High
• NCES district ID: 0634380
• Math proficiency: 72% ▬ 0.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $110,199
• Composite: 70.63/100
• National rank: #519
• State rank: #56 of 1400 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): 60,768
• Household income: $205,680
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 2131.0

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 49% Asian 33% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 35% · China, Canada, South Korea
• Languages at home: 60% English-only · Chinese 12% Other Indo-European 7% Spanish 6%

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: ▲ 3.85%
• Current HPI: 454.8565
• Rent YoY: ▲ 0.16%
• 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

-6.2% since first listed

3 events — show timeline

• 2025-10-31 Listed $375,000 CRMLS
• 2025-10-01 Listing Removed — CRMLS
• 2024-08-14 Listed $400,000 CRMLS