207 5th Ave #950 · San Diego, CA 92101

$220,000

1 bd · 1.0 ba · 431 sqft · Condo · 62 Days on market

Built 2008 Good condition $896/mo HOA · 33% of rent

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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
• Cash flow +7.3/30.0
• 1% rule +7.2/10.0
• Appreciation +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• DSCR +1.5/10.0

Listing remarks

CASH ONLY — Located in the heart of the Gaslamp Quarter, directly across from the San Diego Convention Center, the Hard Rock Hotel offers unmatched access to Downtown’s most iconic attractions. Residence 950 is a north-facing one-bedroom suite featuring a king bed, separate living area, and a semi-private sleeping space divided by a privacy curtain. This fully furnished unit is part of the hotel’s exclusive Rock Royalty program and offers owners access to luxury amenities and concierge-level service, including a private owner’s lounge. Owners may place their unit in the hotel’s rental management program, allowing flexible personal use (28 days a year for free w

Key facts

• Luxury amenities
• Gaslamp quarter
• $896 HOA

Tags

• GASLAMP QUARTER
• SAN DIEGO CONVENTION CENTER
• PRIVATE OWNERS LOUNGE
• LUXURY AMENITIES
• CONCIERGE-LEVEL SERVICE

Property features AI

Finance

• Other: Located in the Hard Rock Hotel building; Subdivision: Downtown
• HOA & community: Homeowners association; Monthly HOA fee of $896.60; HOA includes sewer, water, cable TV, grounds maintenance, and structure maintenance; Association amenities: clubhouse, meeting room, maid service, pool, spa/hot tub, security, concierge, gated community, hot water, insurance, trash

Exterior

• Security: Gated community; Concierge; Security services
• Utilities: Sewer connected; Water connected; Electricity available and connected; Cable connected; Phone connected
• Home design: Condominium; Residential property; Single-story building; Entry on level 9; Faces multiple directions
• Construction: Brick and concrete construction; Concrete roof
• Exterior features: Community pool; Community spa/hot tub

Interior

• Bedrooms: 1 possible bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Fire sprinkler system; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (19.1% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $178k (19.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 flat; 515 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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

• It's been on market 62 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $177,992 (19.1% 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 62 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.82% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.20×
• Total profit: $-49,427
• Equity at exit: $44,624

10-year hold

• IRR: -21.4%
• Equity multiple: -0.33×
• Total profit: $-81,646
• Equity at exit: $39,959

Cash invested: $61,600 (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 92101

• Home prices YoY: -0.8%
• Rents YoY: 0.3%
• Active inventory: 515
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$896
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-290

Break-even live

Break-even rent $3,059

Max offer price $177,992

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-214	+0% $-290	+5% $-366	+10% $-442
Rent	-10% $-503	-5% $-397	+0% $-290	+5% $-184	+10% $-78
Rate	-1.0pp $-180	-0.5pp $-234	base $-290	+0.5pp $-347	+1.0pp $-405

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2154 Union St San Diego, CA	1.0	1.0	350	$2,900	$8.29	25d	1	1.43mi
326 Juniper St San Diego, CA	1.0	1.0	364	$2,875	$7.90	25d	14	1.48mi
326 Juniper St San Diego, CA	1.0	1.0	355	$2,700	$7.59	3d	8	1.48mi

HOA detail condo

• Monthly dues: $896 · $10,752/yr
• Likely covers: gasdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $220,000 Active 62 DOM
2. 2026-06-17
   days on market $220,000 Active 61 DOM
3. 2026-06-16
   days on market $220,000 Active 60 DOM
4. 2026-06-15
   days on market $220,000 Active 59 DOM
5. 2026-06-13
   days on market $220,000 Active 57 DOM
6. 2026-06-09
   days on market $220,000 Active 53 DOM
7. 2026-06-08
   days on market $220,000 Active 52 DOM
8. 2026-06-07
   days on market $220,000 Active 51 DOM
9. 2026-06-04
   days on market $220,000 Active 48 DOM
10. 2026-06-03
    days on market $220,000 Active 47 DOM
11. 2026-06-02
    days on market $220,000 Active 46 DOM
12. 2026-06-01
    days on market $220,000 Active 45 DOM
13. 2026-05-31
    days on market $220,000 Active 44 DOM
14. 2026-04-17
    listed $220,000 Active

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

Taxation est. · year 1

• Rental income: $32,295
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$10,752
• − Depreciation: −$6,400
• Taxable loss: −$6,748
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-1,864/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 · 6 photos

Good 80/100 None rehab

This fully furnished hotel suite is in excellent condition and ready for immediate occupancy. Minor updates to the interior can further enhance its appeal.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and appeal of the property
• Both Updating the bedding and curtains — Fresh bedding and curtains can make the space more inviting and comfortable
• Both Adding a small rug to the living area — A rug can add warmth and style to the living area, enhancing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and appeal of the property ↑
• Both Updating the bedding and curtains — Fresh bedding and curtains can make the space more inviting and comfortable ↑
• Both Adding a small rug to the living area — A rug can add warmth and style to the living area, enhancing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 51,805
• Household income: $91,566
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 5603.0

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 54% Hispanic / Latino 24% Two or more races 12% Asian 10% Black 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 15% Other Indo-European 3% 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: ▼ -1.82%
• Current HPI: 224.0762
• Rent YoY: ▲ 0.35%
• 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

1 event — show timeline

• 2026-04-17 Listed $220,000 SDMLS