3705 Haines St #2 · San Diego, CA 92109

$499,000

4 bd · 3.0 ba · 2,690 sqft · Timeshare · 152 Days on market

Built 2013

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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 +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New co-ownership oppportunity: Own one-eighth of this professionally managed, turnkey home. Entertaining is a breeze in Sail Bay, a bright Crown Point contemporary just a block from Sail Bay. Two roomy terraces, a vast rooftop deck and a sunny open concept great room are ideal for indoor-outdoor living. The spacious second-floor living/dining/kitchen area features soaring ceilings, 8 skylights, a sleek fireplace and doors to a terrace with bay views. The kitchen is chef-ready, with a large waterfall island, stainless steel appliances and tiled backsplash. Beyond the great room is a movie room that opens to a second terrace equipped with a dining table and built-in grill. Take the stairs to the spectacular rooftop deck offering a built-in gas fireplace and bar seating serving up year-round sunset views. There are three first-floor bedrooms, including the sophisticated primary suite with an en suite bathroom featuring a soaking tub, tiled shower and dual-sink vanity. The home, walkable to the bay and great restaurants, has a 3-car garage port. The home comes fully furnished and professionally decorated.

Key facts

• Turnkey home
• Eight skylights
• Soaring ceilings

Tags

• TURNKEY HOME
• TWO SPACIOUS TERRACES
• VAST ROOFTOP DECK
• SUNNY OPEN-CONCEPT GREAT ROOM
• SOARING CEILINGS
• EIGHT SKYLIGHTS

Property features AI

Finance

• Other: Unbranded virtual tour available; Additional virtual tour available; Directions: I-5 to Grand Ave exit west, right on Ingraham St, left on Fortuna Ave, right on Haines St to property

Exterior

• Parking: Attached 2-car garage (2 total parking spaces)
• Home design: Detached residential home
• Exterior features: Lot approximately 7,500–10,889 square feet

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range; Oven
• Bathrooms: Three full bathrooms
• Interior features: Fireplace in the family room; Pets allowed
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath timeshare listed at $499k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $499k).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Market conditions: Rents rising (+2.5%/yr); 212 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $7,800/mo this rent would consume 77% of the median local household income ($122k/yr) (locally 2981% 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 $15k 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 + 2.5% rent growth), your $140k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.30%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $87,922
• Equity at exit: $74,403

10-year hold

• IRR: 24.0%
• Equity multiple: 3.02×
• Total profit: $282,750
• Equity at exit: $43,144

Cash invested: $139,720 (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 92109

• Rents YoY: 2.5%
• Active inventory: 212
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $7,800 high
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,638
• Net cashflow: $2,713

Break-even live

Break-even rent $4,365

Max offer price $499,000

Occupancy floor 60%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Riviera Dr #11 San Diego, CA	3.0	3.0	1755	$15,000	$8.55	19d	1	0.04mi
3947 Sequoia St San Diego, CA	3.0	3.0	1873	$6,500	$3.47	14d	1	0.50mi
4020 Sequoia St San Diego, CA	4.0	2.0	2000	$7,982	$3.99	24d	1	0.53mi
952 Pacific Beach Dr San Diego, CA	5.0	4.5	3217	$14,500	$4.51	24d	1	0.77mi
1854 Missouri St San Diego, CA	3.0	2.5	1800	$5,995	$3.33	14d	1	1.23mi
2163 Missouri St San Diego, CA	3.0	2.0	1782	$5,800	$3.25	13d	1	1.35mi
1518 Monmouth Dr San Diego, CA	4.0	4.5	3337	$15,500	$4.64	13d	1	1.45mi
901 Beryl St San Diego, CA	3.0	2.5	2000	$7,500	$3.75	7d	1	1.48mi

Listing history 14 events

1. 2026-06-08
   days on market $499,000 Active 152 DOM
2. 2026-06-07
   days on market $499,000 Active 151 DOM
3. 2026-06-04
   days on market $499,000 Active 148 DOM
4. 2026-06-03
   days on market $499,000 Active 147 DOM
5. 2026-06-01
   days on market $499,000 Active 145 DOM
6. 2026-05-31
   days on market $499,000 Active 144 DOM
7. 2026-04-10
   status Active
8. 2026-04-10
   historical
9. 2026-02-12
   status Active
10. 2026-02-11
    historical
11. 2026-01-06
    listed $499,000 Active
12. 2025-06-23
    soldstatus $485,000 Sold 1118-char remark

    Show marketing remark (1118 chars)

    New co-ownership oppportunity: Own one-eighth of this professionally managed, turnkey home. Entertaining is a breeze in Sail Bay, a bright Crown Point contemporary just a block from Sail Bay. Two roomy terraces, a vast rooftop deck and a sunny open concept great room are ideal for indoor-outdoor living. The spacious second-floor living/dining/kitchen area features soaring ceilings, 8 skylights, a sleek fireplace and doors to a terrace with bay views. The kitchen is chef-ready, with a large waterfall island, stainless steel appliances and tiled backsplash. Beyond the great room is a movie room that opens to a second terrace equipped with a dining table and built-in grill. Take the stairs to the spectacular rooftop deck offering a built-in gas fireplace and bar seating serving up year-round sunset views. There are three first-floor bedrooms, including the sophisticated primary suite with an en suite bathroom featuring a soaking tub, tiled shower and dual-sink vanity. The home, walkable to the bay and great restaurants, has a 3-car garage port. The home comes fully furnished and professionally decorated.

13. 2025-06-02
    status Pending 1118-char remark

    Show marketing remark (1118 chars)

    New co-ownership oppportunity: Own one-eighth of this professionally managed, turnkey home. Entertaining is a breeze in Sail Bay, a bright Crown Point contemporary just a block from Sail Bay. Two roomy terraces, a vast rooftop deck and a sunny open concept great room are ideal for indoor-outdoor living. The spacious second-floor living/dining/kitchen area features soaring ceilings, 8 skylights, a sleek fireplace and doors to a terrace with bay views. The kitchen is chef-ready, with a large waterfall island, stainless steel appliances and tiled backsplash. Beyond the great room is a movie room that opens to a second terrace equipped with a dining table and built-in grill. Take the stairs to the spectacular rooftop deck offering a built-in gas fireplace and bar seating serving up year-round sunset views. There are three first-floor bedrooms, including the sophisticated primary suite with an en suite bathroom featuring a soaking tub, tiled shower and dual-sink vanity. The home, walkable to the bay and great restaurants, has a 3-car garage port. The home comes fully furnished and professionally decorated.

14. 2025-01-14
    listed $485,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    New co-ownership oppportunity: Own one-eighth of this professionally managed, turnkey home. Entertaining is a breeze in Sail Bay, a bright Crown Point contemporary just a block from Sail Bay. Two roomy terraces, a vast rooftop deck and a sunny open concept great room are ideal for indoor-outdoor living. The spacious second-floor living/dining/kitchen area features soaring ceilings, 8 skylights, a sleek fireplace and doors to a terrace with bay views. The kitchen is chef-ready, with a large waterfall island, stainless steel appliances and tiled backsplash. Beyond the great room is a movie room that opens to a second terrace equipped with a dining table and built-in grill. Take the stairs to the spectacular rooftop deck offering a built-in gas fireplace and bar seating serving up year-round sunset views. There are three first-floor bedrooms, including the sophisticated primary suite with an en suite bathroom featuring a soaking tub, tiled shower and dual-sink vanity. The home, walkable to the bay and great restaurants, has a 3-car garage port. The home comes fully furnished and professionally decorated.

ⓘ 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 3/10 Moderate 7 d/yr ≥84°F today · 21 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: $93,594
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$7,488
• − Management: −$7,488
• − Depreciation: −$14,516
• Taxable income: $26,171
• Est. tax owed @ 24.0%: −$6,281
• After-tax cash flow: $26,277/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): 44,820
• Household income: $122,128
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 2981.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -808.40%
• Current HPI: 390.6037
• Rent YoY: ▲ 2.47%
• 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

+2.9% since first listed

8 events — show timeline

• 2026-04-10 Relisted — SDMLS
• 2026-04-10 Listing Removed — SDMLS
• 2026-02-12 Relisted — SDMLS
• 2026-02-11 Listing Removed — SDMLS
• 2026-01-06 Listed $499,000 SDMLS
• 2025-06-23 Sold (MLS) $485,000 SDMLS
• 2025-06-02 Pending — SDMLS
• 2025-01-14 Listed $485,000 SDMLS