4484 Felton St · San Diego, CA 92116

$1,100,000

2 bd · 1.0 ba · 720 sqft · MultiFamily public records · 1 Days on market

Built 2025

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 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: 1 unit. 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 MLS

Investor Special

Key facts

• Central location
• Updated countertops
• Two story building

Tags

• TWO STORY BUILDING
• STUDIO STYLE RESIDENCES
• EFFICIENT LIVING SPACES
• UPDATED COUNTERTOPS
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.10M).
• Cap rate 8.8% 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.
• Zoned schools: Adams Elementary (257 students, 70% FRL); Wilson Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 732 students, 88% FRL); Hoover High (2,265 students, 81% FRL) — zoned schools average 80% FRL vs 52% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the San Diego Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 120 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $12,577/mo this rent would consume 154% of the median local household income ($98k/yr) (locally 2385% 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 $8k of loan paydown is wiped out by about $33k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Recommended offer $1,100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-42,928
• Equity at exit: $164,014

10-year hold

• IRR: 4.7%
• Equity multiple: 1.33×
• Total profit: $100,511
• Equity at exit: $95,108

Cash invested: $308,000 (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 92116

• Rents YoY: 1.9%
• Active inventory: 120
• Price-to-rent: 43.7×

Monthly cashflow live

• Estimated rent: $12,577 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,641
• Net cashflow: $2,334

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $3,094	-5% $2,714	+0% $2,334	+5% $1,954	+10% $1,574
Rent	-10% $1,340	-5% $1,837	+0% $2,334	+5% $2,831	+10% $3,328
Rate	-1.0pp $2,888	-0.5pp $2,614	base $2,334	+0.5pp $2,049	+1.0pp $1,759

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$12,576
Total (6 units)			$12,577

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Monroe Ave #20 San Diego, CA	1.0	1.0	700	$2,800	$4.00	27d	1	0.05mi
4584 Felton St #3 San Diego, CA	2.0	1.5	744	$3,300	$4.44	27d	1	0.13mi
4580 33rd St Apt 6 San Diego, CA	2.0	1.0	750	$2,200	$2.93	23d	1	0.18mi
4620 Hawley Blvd Unit HAW4620-7 San Diego, CA	1.0	1.0	650	$1,895	$2.92	27d	1	0.19mi
4514 Bancroft St San Diego, CA	1.0	1.0	465	$2,475	$5.32	4d	4	0.20mi
4515 35th St Unit 4515-04 San Diego, CA	1.0	1.0	618	$1,800	$2.91	27d	1	0.20mi
4326 Felton St Unit 4330 San Diego, CA	1.0	1.0	490	$2,350	$4.80	27d	1	0.22mi
3231 Madison Ave San Diego, CA	2.0	1.0	700	$2,195	$3.14	10d	1	0.23mi
4326 1/2 Swift Ave San Diego, CA	1.0	1.0	450	$1,895	$4.21	5d	1	0.24mi
3211 Madison Ave San Diego, CA	1.0	1.0	660	$2,150	$3.26	2d	1	0.25mi
4516 32nd St Unit 2A San Diego, CA	1.0	1.0	576	$2,275	$3.95	27d	1	0.25mi
4462 32nd St San Diego, CA	2.0	2.0	700	$2,195	$3.14	27d	1	0.25mi
3450 El Cajon Blvd San Diego, CA	1.0	1.0	427	$2,295	$5.37	27d	9	0.27mi
4640 Bancroft St Apt 2 San Diego, CA	1.0	1.0	560	$1,950	$3.48	23d	1	0.28mi
4645 32nd St Apt 3 San Diego, CA	2.0	1.0	750	$2,495	$3.33	27d	1	0.30mi
4645 32nd St Unit 4 San Diego, CA	1.0	1.0	650	$2,175	$3.35	17d	1	0.30mi
4674 Bancroft St Unit 6 San Diego, CA	1.0	1.0	475	$1,995	$4.20	27d	1	0.33mi
4240 Felton St San Diego, CA	1.0–2.0	1.0–2.0	695	$2,950	$4.24	27d	4	0.34mi
4236 34th St Unit 03 San Diego, CA	1.0	1.0	600	$1,895	$3.16	10d	1	0.35mi
3590 Madison Ave San Diego, CA	2.0	1.0	670	$3,150	$4.70	27d	1	0.36mi
4429 36th St Unit 44315 San Diego, CA	2.0	1.0	560	$2,675	$4.78	7d	1	0.36mi
4539 36th St San Diego, CA	1.0	1.0	570	$2,395	$4.20	16d	1	0.36mi
4539 36th St Unit 3 San Diego, CA	1.0	1.0	570	$2,395	$4.20	7d	1	0.36mi
4237 Swift Ave San Diego, CA	2.0	1.0	750	$2,200	$2.93	17d	1	0.36mi
4235 Swift Ave San Diego, CA	2.0	1.0	750	$2,200	$2.93	17d	1	0.36mi
4732 Hawley Blvd San Diego, CA	1.0	1.0	610	$2,250	$3.69	1d	2	0.37mi
4233 Swift Ave San Diego, CA	2.0	1.0	750	$2,200	$2.93	17d	1	0.37mi
4620 36th St San Diego, CA	2.0	2.0	732	$3,100	$4.23	27d	1	0.37mi
4221 34th St San Diego, CA	1.0	1.0	672	$2,095	$3.12	20d	1	0.37mi
4485 Illinois St Unit 7 San Diego, CA	2.0	1.0	750	$2,100	$2.80	27d	1	0.37mi
3245 Bramson Pl Unit 3249 San Diego, CA	1.0	1.0	450	$1,868	$4.15	27d	1	0.37mi
4262 Wilson Ave #8 San Diego, CA	1.0	1.0	550	$1,895	$3.45	5d	1	0.38mi
4262 Wilson Ave #8 San Diego, CA	1.0	1.0	550	$1,895	$3.45	2d	1	0.38mi
4546 Boundary St Unit 4550 San Diego, CA	1.0	1.0	550	$1,795	$3.26	23d	1	0.39mi
4440 Cherokee Ave #7 San Diego, CA	1.0	1.0	511	$2,100	$4.11	27d	1	0.39mi
3428 Orange Ave San Diego, CA	1.0	1.0	485	$3,200	$6.60	27d	1	0.39mi
4755 Felton St Unit 8 San Diego, CA	1.0	1.0	650	$2,725	$4.19	10d	1	0.39mi
4422 Cherokee Ave Unit 4424 San Diego, CA	1.0	1.0	500	$2,495	$4.99	2d	1	0.40mi
4436 Cherokee Ave San Diego, CA	2.0	1.0	610	$2,595	$4.25	2d	1	0.40mi
4739 Bancroft St Unit 4743 San Diego, CA	2.0	1.0	700	$1,895	$2.71	5d	1	0.40mi

Listing history 16 events

1. 2026-03-17
   status Pending
2. 2026-03-17
   listed $1,100,000 Active
3. 2025-11-21
   soldstatus $1,100,000 Closed 16-char remark

   Show marketing remark (16 chars)

   Investor Special

4. 2025-11-03
   status Pending 16-char remark

   Show marketing remark (16 chars)

   Investor Special

5. 2025-10-28
   status Active 16-char remark

   Show marketing remark (16 chars)

   Investor Special

6. 2025-09-23
   listed $1,100,000 16-char remark

   Show marketing remark (16 chars)

   Investor Special

7. 2025-09-23
   historical 16-char remark

   Show marketing remark (16 chars)

   Investor Special

8. 2024-04-07
   historical $1,595
9. 2024-04-06
   historical $1,595
10. 2024-03-22
    price $1,595
11. 2024-03-21
    price $1,595
12. 2024-03-13
    listed $1,695
13. 2024-02-23
    listed $1,695
14. 2023-12-10
    historical $1,495
15. 2023-11-07
    price $1,495
16. 2023-09-22
    listed $1,695

ⓘ 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 1/10 Low
• 🌡 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: $150,924
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$12,074
• − Management: −$12,074
• − Depreciation: −$32,000
• Taxable income: $11,159
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $25,330/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 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): 31,843
• Household income: $98,154
• Rent vs Own: 67.6% rent · 32.4% own
• Severe rent burden: 2385.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 30% Two or more races 17% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Romanian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 72% English-only · Spanish 21% Other Indo-European 2% 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: ▼ -863.79%
• Current HPI: 378.6597
• Rent YoY: ▲ 1.92%
• 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

+64796.8% since first listed

16 events — show timeline

• 2026-03-17 Pending — SDMLS
• 2026-03-17 Listed $1,100,000 SDMLS
• 2025-11-21 Sold (MLS) $1,100,000 SDMLS
• 2025-11-03 Pending — SDMLS
• 2025-10-28 Relisted — SDMLS
• 2025-09-23 Listing Removed — SDMLS
• 2025-09-23 Listed $1,100,000 SDMLS
• 2024-04-07 Rental Removed $1,595 APPFOLIO
• 2024-04-06 Rental Removed $1,595 RENT.
• 2024-03-22 Price Changed $1,595 RENT.
• 2024-03-21 Price Changed $1,595 APPFOLIO
• 2024-03-13 Listed for Rent $1,695 APPFOLIO
• 2024-02-23 Listed for Rent $1,695 RENT.
• 2023-12-10 Rental Removed $1,495 RENT.
• 2023-11-07 Price Changed $1,495 RENT.
• 2023-09-22 Listed for Rent $1,695 RENT.

Property tax history

+2.5%/yr

Latest (2025): $1,629 · +4.0% YoY. Source: county tax records.