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š Our new Deep Dive Analysis
Imperial Beach 4-Unit - LOWEST DOWN BUT HIGHEST CARRY
š 829 11th St, Imperial Beach, CA 92032
š° Price: $1,650,000 | Down: 5% ($82,500)
š Strategy: House Hack Studio, Rent 3 Units (2+1, Studio, 2+2)
š¦ Monthly Carry: -$5,773 | 5-Year Equity: $341,714
Key Metrics:
Critical Numbers | |
|---|---|
Down Payment (5%) | $82,500 |
Total Cash Required | $185,500 |
Rental Income (3 units) | $7,300/month |
Monthly Out-of-Pocket | $5,773 |
Your Free Housing Value | $1,850/month |
Net Monthly Cost | $3,923 |
Year 1 Equity Build | $16,879 |
5-Year Total Equity | $341,714 |
Brand New 2025 Construction: Zero maintenance risk, separately metered utilities, rooftop patio with beach views, 3 parking garages
Wealth Building Math: $82,500 initial investment grows to $527,214 total equity in 5 years = 539% ROI despite negative monthly carry
Income Requirement: Need $156K annual ($13K monthly) after 75% rental income credit, achievable for tech workers, military (Navy base nearby), dual-income households
Move-Out Strategy: After 1 year minimum occupancy, rent your studio at $1,850 creating total $9,150 monthly income versus $10,693 payment = positive $3,077/month cash flow
Risk Level: HIGH - Requires strong income qualification, high monthly carry, Imperial Beach C+ location, but brand new construction eliminates maintenance surprises
Recommended Strategy: Perfect for high-income single professional willing to accept year 1 pain for massive equity build, exit to rental after 1-2 years
Last Time the Market Was This Expensive, Investors Waited 14 Years to Break Even
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Today? Goldman Sachs sounds crazy forecasting 3% returns for 2024 to 2034.
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*Investing involves risk. Past performance is not indicative of future returns. Important Reg A disclosures: masterworks.com/cd.
San Diego Morena 4-Unit - BETTER LOCATION, HIGHER BARRIER
š 5707 Mildred St, San Diego, CA 92110
š° Price: $1,895,000 | Down: 5% ($94,750)
š Strategy: House Hack 1BR/1BA, Rent 3 Identical Units
š¦ Monthly Carry: -$7,677 | 5-Year Equity: $313,221
Key Metrics:
Critical Numbers | |
|---|---|
Down Payment (5%) | $94,750 |
Total Cash Required | $222,650 |
Rental Income (3 units) | $7,500/month |
Monthly Out-of-Pocket | $7,677 |
Your Free Housing Value | $2,500/month |
Net Monthly Cost | $5,177 |
Year 1 Equity Build | $19,410 |
5-Year Total Equity | $313,221 |
Location Premium: Morena near USD, Mission Bay, I-5/I-8 access versus Imperial Beach creating better B+ positioning
Uniform Configuration: All 4 units identical 1BR/1BA at 609SF simplifying management and enabling easy scalability
Income Requirement: Need $200K annual ($16,650 monthly) after rental offset - HIGHEST barrier of house hacks analyzed
Value-Add Potential: Current $2,290 rents 8% below $2,500 market enabling $7,560 annual increase through natural turnover, plus selective $8K/unit renovations pushing to $2,650 adding $12,960 annually
Move-Out Economics: After 2 years, rent your unit creating $10,000 total monthly income versus $12,282 payment = positive $1,865/month while keeping $354,626 equity
Risk Level: MEDIUM-HIGH - Requires $200K income (highest qualification), must evict current tenant in your unit, San Diego regulation risk, but better location than Imperial Beach
Recommended Strategy: Better than Imperial Beach for qualified buyers with $200K+ income, superior location justifies higher barrier, 2-year hold then convert to rental