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Updated almost 2 years ago on . Most recent reply

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Van Schillinger
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House Hacking In San Diego?

Van Schillinger
Posted

Hey All,

This is my first post on here and I am relatively new.

My girlfriend and I are looking to move in together in San Diego California at the end of August. Rather than throwing money at rent, I figured I would look into house hacking. 

I am a Financial Advisor and have seen first hand the amount of wealth it has created for several of my clients. 

The issue is, it seems inventory in San Diego is extremely low and even with the high interest market, prices are not moving much leaving very little opportunity. 

Has anyone had any recent success in the San Diego area, and if so what strategy did you use, and how did you approach it?

Ideally I am looking at a 2unit townhome or SFR, with 2b2ba in each unit with a budget of around 1mm and 3.5% -5% down.

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Dan H.
  • Investor
  • Poway, CA
7,018
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Dan H.
  • Investor
  • Poway, CA
Replied
Quote from @Van Schillinger:

Hey All,

This is my first post on here and I am relatively new.

My girlfriend and I are looking to move in together in San Diego California at the end of August. Rather than throwing money at rent, I figured I would look into house hacking. 

I am a Financial Advisor and have seen first hand the amount of wealth it has created for several of my clients. 

The issue is, it seems inventory in San Diego is extremely low and even with the high interest market, prices are not moving much leaving very little opportunity. 

Has anyone had any recent success in the San Diego area, and if so what strategy did you use, and how did you approach it?

Ideally I am looking at a 2unit townhome or SFR, with 2b2ba in each unit with a budget of around 1mm and 3.5% -5% down.


In various blue collar areas in San Diego county, your budget will suffice to purchase a duplex of a SFR with an ADU.

The issue is at the LTV you describe (combined with current interest rates) the property would be cash flow negative even if renting both units. This implies when accounting for all expenses, your cost will be greater than if you were renting. This is likely to be the case for at least a few years. However, the bulk of your expenses will be fixed (P&I) or near fixed (property tax) while rents traditionally go up faster than inflation (as they should when RE prices are going up faster than inflation). this implies at some point in the future your cost as owner will be less than your cost to rent. The tenant will be helping you pay down your debt.

If you plan to keep the property 10 years or longer, you should buy.  If your intent is to keep the property less than 5 years you should continue to rent as the initial negative cash flow and selling costs will likely make purchase a financial mistake.  Between 5 and 10 year hold, it depends on the market.  A purchase between 2010 and 2021 would have done fine with a 5 year hold.  I am less confident saying that for a 2022 or a 2023 purchase (YOY prices in San Diego are ~1.5% (down slightly)). 

Good luck

  • Dan H.
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