14676 Via Fiesta #5 · San Diego, CA 92127

$361,357

3 bd · 2.0 ba · 1,116 sqft · Condo public records · 259 Days on market

Built 2004 $324/sqft · 5% below area Est $301k · 20% over $317/mo HOA · 8% of rent

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• Appreciation +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

* * Deed Restricted Unit * * Buyer must meet income limits and qualification guidelines. * * Welcome to this fabulous 2-bedroom, 1-bath ground-floor condo, situated on a corner lot in the beautiful Sycamore Walk complex. This well-laid-out home offers the ultimate convenience with an attached 1-car garage with direct access from the house. The garage also features laundry hookups, adding to the ease of living. The open kitchen creates a spacious and inviting atmosphere. Enjoy the community's pool and a clubhouse, which is available to rent, all with low HOAs. Located within minutes of parks, trails, shopping, restaurants, and excellent schools, this gorgeous, upscale complex is just a short drive to Highway 56.

Key facts

• Minutes of parks
• Community pool
• Trails

Tags

• ATTACHED 1-CAR GARAGE
• LAUNDRY HOOKUPS
• COMMUNITY POOL
• CLUBHOUSE AVAILABLE TO RENT
• MINUTES OF PARKS
• TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $361k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $361k).
• Recommended offer: $318k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Poway Unified (urban): math 25% / reading 25% proficiency, ranked #317 of 517 in CA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 169 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 $3k of equity ($2k loan paydown + $570 appreciation (0.2% local appreciation)).
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 2.7% rent growth), your $101k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 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 $317,994 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 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: 1.13% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (median comp): $301,413
• List price: $361,357
• Delta: 19.89%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

0.16% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.34×
• Total profit: $34,493
• Equity at exit: $107,787

10-year hold

• IRR: 11.8%
• Equity multiple: 2.30×
• Total profit: $131,999
• Equity at exit: $131,870

Cash invested: $101,180 (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 92127

• Home prices YoY: 0.0%
• Rents YoY: 2.7%
• Active inventory: 169
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,086 medium
• Mortgage (P&I): −$1,895
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$151
• HOA: −$317
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $683

Break-even live

Break-even rent $3,222

Max offer price $361,357

Occupancy floor 78%

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: $90,339
• Closing costs: $10,841
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $317 · $3,804/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $361,357 Active 259 DOM
2. 2026-06-17
   days on market $361,357 Active 258 DOM
3. 2026-06-16
   days on market $361,357 Active 257 DOM
4. 2026-06-15
   days on market $361,357 Active 256 DOM
5. 2026-06-13
   days on market $361,357 Active 253 DOM
6. 2026-06-09
   days on market $361,357 Active 250 DOM
7. 2026-06-08
   days on market $361,357 Active 249 DOM
8. 2026-06-07
   days on market $361,357 Active 248 DOM
9. 2026-06-04
   days on market $361,357 Active 245 DOM
10. 2026-06-03
    days on market $361,357 Active 244 DOM
11. 2026-06-02
    days on market $361,357 Active 243 DOM
12. 2026-06-01
    days on market $361,357 Active 242 DOM
13. 2026-05-31
    days on market $361,357 Active 241 DOM
14. 2026-05-01
    status Active 725-char remark

    Show marketing remark (725 chars)

    * * Deed Restricted Unit * * Buyer must meet income limits and qualification guidelines. * * Welcome to this fabulous 2-bedroom, 1-bath ground-floor condo, situated on a corner lot in the beautiful Sycamore Walk complex. This well-laid-out home offers the ultimate convenience with an attached 1-car garage with direct access from the house. The garage also features laundry hookups, adding to the ease of living. The open kitchen creates a spacious and inviting atmosphere. Enjoy the community's pool and a clubhouse, which is available to rent, all with low HOAs. Located within minutes of parks, trails, shopping, restaurants, and excellent schools, this gorgeous, upscale complex is just a short drive to Highway 56.

15. 2026-04-11
    status Pending Sale 725-char remark

    Show marketing remark (725 chars)

    * * Deed Restricted Unit * * Buyer must meet income limits and qualification guidelines. * * Welcome to this fabulous 2-bedroom, 1-bath ground-floor condo, situated on a corner lot in the beautiful Sycamore Walk complex. This well-laid-out home offers the ultimate convenience with an attached 1-car garage with direct access from the house. The garage also features laundry hookups, adding to the ease of living. The open kitchen creates a spacious and inviting atmosphere. Enjoy the community's pool and a clubhouse, which is available to rent, all with low HOAs. Located within minutes of parks, trails, shopping, restaurants, and excellent schools, this gorgeous, upscale complex is just a short drive to Highway 56.

16. 2025-09-12
    listed $361,357 Active 725-char remark

    Show marketing remark (725 chars)

    * * Deed Restricted Unit * * Buyer must meet income limits and qualification guidelines. * * Welcome to this fabulous 2-bedroom, 1-bath ground-floor condo, situated on a corner lot in the beautiful Sycamore Walk complex. This well-laid-out home offers the ultimate convenience with an attached 1-car garage with direct access from the house. The garage also features laundry hookups, adding to the ease of living. The open kitchen creates a spacious and inviting atmosphere. Enjoy the community's pool and a clubhouse, which is available to rent, all with low HOAs. Located within minutes of parks, trails, shopping, restaurants, and excellent schools, this gorgeous, upscale complex is just a short drive to Highway 56.

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,746 · $229/mo
• Expected delta: +$551/yr (+$46/mo · 25.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,034
• − Mortgage interest: −$20,242
• − Property taxes: −$2,195
• − Insurance: −$1,807
• − Repairs & maintenance: −$3,923
• − Management: −$3,923
• − HOA: −$3,804
• − Depreciation: −$10,512
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $7,560/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: Poway Unified
• NCES district ID: 0631530
• Math proficiency: 25% ▼ -45.00%
• Reading proficiency: 25% ▼ -50.00%
• Median HH income: $102,903
• Composite: 27.12/100
• National rank: #7036
• State rank: #317 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): 50,555
• Household income: $195,520
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1105.0

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 0.65)
• Race & ethnicity: White 49% Asian 32% Two or more races 13% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 30% · China, Canada, South Korea
• Languages at home: 64% English-only · Other Indo-European 12% Chinese 6% Spanish 3%

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: ▲ 0.16%
• Current HPI: 417.8222
• Rent YoY: ▲ 2.71%
• 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

3 events — show timeline

• 2026-05-01 Relisted — CRMLS
• 2026-04-11 Pending — CRMLS
• 2025-09-12 Listed $361,357 CRMLS

Property tax history

+2.0%/yr

Latest (2025): $2,195 · +2.0% YoY. Source: county tax records.