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09/02/2026

San Diego is working on a new program called “Neighborhood Homes for All of Us” 🏠

The goal is to make it easier to build townhomes, duplexes, and small multi-home buildings on lots currently zoned for single-family homes.

80% of all residential land in San Diego is zoned single-family only, and this program is designed to chip away at that 🏡

First, the city focused on gathering public feedback through stakeholder interviews, focus groups, and community workshops. The next phase is projected to start soon and will consist of new zoning regulations, new zones, and reduced minimum lot sizes ✍️

This is different from other state housing laws you may have heard of.

SB9 lets homeowners split a lot into two parcels for up to 4 homes total.

SB10 lets cities upzone parcels near transit for up to 10 units. This program isn’t bound by those state constraints, giving San Diego more flexibility to shape it locally, though these homes are capped at 3 stories to preserve the look and feel of the neighborhood 📊

🏷️ For investors, this opens the door to adding multiple homes on an existing single-family lot and selling them off individually, not just holding them as rentals.

This matters because a developer selling a new home to an owner who plans to actually live there can often achieve a higher price than an investor would be willing to pay for the same unit as a rental.

Better sale prices make new construction pencil more easily, which could unlock small (“For sale”, not “for-rent”) infill development in neighborhoods that aren’t seeing many small apartment buildings.

New regulations are expected by late this year, prioritized first in areas with strong transit access and high-resource neighborhoods.

Follow for more San Diego real estate and development breakdowns 👍

09/01/2026

Your investment property might be consistently be 98% occupied, but a lender still won’t underwrite it that way for the next buyer ❌

In multifamily lending, most lenders assume at least a 5% vacancy rate, even if your actual vacancy is always lower than that. Some lenders push that assumption even higher, specifically to stress test what happens if things get worse 💰

This is because the lenders aren’t underwriting you. They’re underwriting the risk of the asset over time. Vacancy assumptions are based on market averages, not perfect operations. A future owner may manage differently or market conditions may shift

Across San Diego, stabilized multifamily vacancy typically runs around 5%, accounting for normal tenant turnover and downtime between leases. At the peak of the pandemic boom, San Diego vacancy dropped to around 2.7% in late 2021. Even that exceptional stretch didn’t change how lenders price risk long-term 📊

🏷️ So even if you’ve done an amazing job keeping units full, lenders stay conservative to protect against downside risk.

Your real occupancy helps your actual cash flow today, but loan sizing gets based on normalized assumptions, not your strong performance. To a degree, strong operations don’t always increase the next buyer’s loan proceeds, or your final sale value.

Operations matter but underwriting is built on conservative / realistic assumptions.

Follow for more San Diego real estate breakdowns 👍

08/31/2026

According to Andy Kaiser , about 264 multifamily properties are actively listed in San Diego County right now, roughly double the historical average. Under 20 of those are even pending 🏗️

Most of that inventory is still priced off assumptions from several months ago when rates were lower, and the majority will either need a real price cut or won’t sell at all in their current form 💰

Closed comps remain the better pricing signal, but most of those traded when Treasury yields were 30 to 80 basis points lower than they are today. Cap rates are directly tied to the financing environment, when rates move, the math behind every listing has to move with it ✍️

Sellers who don’t need to sell seem to be letting their listings sit. Sellers who do need to sell are having to go far under asking to actually get a deal done 📊

🏷️ You’re also not facing much competition from other buyers right now. The best locations still have real demand, but there’s no frenzy like there was a couple years ago. Negotiating leverage has shifted meaningfully toward buyers, creating one of the more favorable buying environments in years.

You could lowball a seller right now and still be the only offer on the table.

For sellers, pricing to today’s environment instead of 8 months ago comps is what separates listings that actually transact from the ones that just sit.

Follow for more San Diego real estate breakdowns 👍

08/30/2026

In San Diego, you don’t pay a leasing agent to rent an apartment. In New York, you used to pay thousands for this 🏗️

In San Diego, you can find a unit on Zillow, apply, and the leasing agent helps you for free. They get paid by the property owner, usually 20 to 30% of one month’s rent 💰

New York used to work completely differently. Tenants paid the broker’s fee, even though the landlord was the one who hired them. This fee could cost the same as 1 to 2 months of rent ✍️

On a $4,000 a month apartment, that’s a $6,000 fee alone. Add a security deposit and first month’s rent, and move-in costs hit $14,000 before you even unpack 📊

🏷️ That changed. The FARE Act banned landlords from passing their broker’s fee onto tenants directly.

But here’s the catch. Some landlords are raising rent to cover that cost themselves instead. So renters aren’t paying the fee upfront anymore, but it may be quietly baked into a higher monthly rent.

New York’s vacancy rate sits around 3%. San Diego’s is closer to 6%. That gap is part of why New Yorkers tolerated fees like this for so long, there was simply no other way in.

Follow for more San Diego real estate breakdowns 👍

08/28/2026

I found this value-add deal for my buyers. In one year, they created $600,000 in equity. Here’s exactly how 🏗️

They bought this house in March 2025 for $1,100,000.

A 3-bed, 2-bath, already well renovated, with a giant backyard 💰

They got to work immediately, reworking the floorplan to increase rents and leasing it out to students. Then they got permits approved to build 2 more units in that giant backyard.

Once those were built, they leased everything up and went back to their lender to refinance ✍️

Even though they went in highly leveraged, they pulled all of their original money back out and still left equity in the deal 📊

🏷️ Purchased for $1,100,000 and quickly became worth $2,400,000

This worked because they acted decisively. A big backyard, smart permitting, and strong ex*****on turned a normal looking home into a strong deal.

It’s great to focus on learning and watch educational videos. It’s even better to be the person making money on deals.

I’m an agent actively working with investors to find deals exactly like this one, value-add opportunities or stabilized cashflowing properties.

Smart investors build real wealth through equity, cashflow, and tax benefits, giving them something they can pass down to their family. None of that happens by staying on the sidelines.

If you want to stop watching and start buying, send me a DM. Let’s find your next deal 😃

DRE #02177397

08/27/2026

This is a new construction 6-unit building in Bay Park with some of the best water views in the neighborhood 🏗️

The owner bought this property for $1,250,000 back in early 2024. It’s 6 new construction units with plenty of parking, which is rare for a lot this size in Bay Park 💰

The developer financed this project through ARV Finance Inc. . He wanted fast construction draws so he could complete the entire build in just 7.5 months, which is fast for a project of this size ✍️

The finishes help attract a luxury tenant. This project has high ceilings, large windows, meaningful outdoor space, and the kind of attention to detail you don’t normally see in rental-grade construction 📊

🏷️ That quality is paying off. This building is signing leases at very high rents for this neighborhood, $6,300 a month for a 3-bed, 3-bath, and over $5,000 for the 2-beds. It’s attracting a tenant who isn’t budget-constrained.

One detail that matters here: rooftop decks and balconies don’t count toward a property’s floor-area-ratio, the limit on how much you’re allowed to build on a lot in San Diego.

That means this kind of outdoor space is essentially “free” square footage from a zoning standpoint, but tenants still pay more to have it, which is part of why these rents are running so high.

Follow ARV Finance Inc. for more market tips and insights on the San Diego real estate market 👍

08/26/2026

Erik Anderson works in brokerage here in San Diego and has closed over $700 million in transactions. Here’s what he thinks smart investors need to know right now 🏗️

Right now, buyers are prioritizing value-add deals, properties that trade at a lower cap rate upfront but improve as renovations or development gets done and rents move up.

Stabilized deals are struggling to sell partially because loan rates are elevated around 6%, while sellers still want to price them at a 5.5% cap rate. That mismatch creates negative leverage, where your loan rate is higher than the property’s yield, and that can hurt your return 💰

Buyers have also gotten pickier about location. Deals in weaker areas are getting passed over, while buyers concentrate on better submarkets, pushing price per unit higher ✍️

Vacancy is up almost 1% from last year. That’s good news for renters, but tougher for current owners 📊

🏷️ Meanwhile, absorption is up double compared to last year. Absorption just means how many apartments are actually getting rented out, when it’s high, it means real demand is showing up and people are signing leases.

Unemployment is also down almost 1% compared to last year, which supports more people being able to afford rent.

For new supply, the number of new apartments under construction is down about 20%.

Strong demand right now, combined with less new supply coming in the future, is a good sign that rent growth may pick up again.

Investors who stay pessimistic right now might end up missing the next wave of rent growth once the market turns the corner.

Follow for more San Diego real estate and development breakdowns 👍

08/24/2026

What does $2,000,000 get you in North Park versus City Heights? Two value-add deals recently sold in Central San Diego for similar identical prices. What’s the difference? 🏗️

North Park: a 6-unit building, all 2-bed 2-bath units averaging 780 square feet, well-parked with 7 garage spots plus 7 driveway spaces. Priced at $366,000 per unit, going in around a 4.7% cap rate at $2,200,000.

The upside here comes from garage conversions and general renovation upside on top of an already strong location 💰

City Heights: a 10-unit building, a mix of 1-beds and 2-beds, 10 driveway spaces. $215,000 per unit at $2,150,000, going in around a 5.8% cap rate.

3 of the 10 units are already renovated, and the value add buyer might add utility billback and finish renovating the rest, pushing the cap rate above 7% ✍️

Which is the better buy? 📊

North Park gives you a stronger neighborhood, newer construction, and a lower going-in return, the kind of deal an investor prioritizing risk-adjusted return and long-term appreciation might prefer. Potentially less management difficulties, but also less upside.

🏷️ City Heights gives you more units for the same price, more gross rent, and a real path to a 7%+ cap rate through renovation and charging for utility usage.

But it’s a rougher submarket and an older building, 1964 versus 1988, which might means more maintenance expenses. Multifamily properties in lower income areas have been shown to have higher “bad debt,” which is a rent that you ask for, but don’t receive.

Neither option is objectively better. It comes down to what an investor is actually optimizing for: stability and appreciation, or current cash flow and forced value creation.

Which one would you buy?

Follow for more San Diego real estate and development breakdowns 👍

08/23/2026

Rents in most of San Diego have been flat for about two years. Here’s why that might change soon 🏗️

Andy Kaiser , a San Diego Senior Associate at Newmark, pointed out something interesting. Back in 2021, rents shot up 10-12% in a single year. Paychecks didn’t come close to keeping pace, so renters were putting over 30% of their income just towards rent 💰

Since then, rents have basically stopped climbing while incomes kept growing. Renters are now spending closer to 27% of their income on rent. That might not sound like much, but it’s an improvement.

When rent got that expensive a few years ago, people adjusted by getting roommates or moving back in with their parents just to make their budgets work.

Now moving forward, San Diego’s pipeline of apartments coming is shrinking, and incomes keep climbing. While rent stays affordable, more people will be ready to rent on their own again. That’s the setup that tends to bring rent growth back.

So the flat rents that investors aren’t too happy about right now might actually be quietly building toward growth again in 2027 / 2028 / or beyond.

If you think this take is wrong, leave a comment. And for more San Diego market takes, give Andy Kaiser a follow on LinkedIn

08/13/2026

Someone just fix-and-flipped the Lakers for a $2.5 Billion profit in under a year. Here’s what happened, and why NBA fans think there’s more to this story 🏗️

Last summer, Mark Walter agreed to buy the Los Angeles Lakers from the Buss family at a $10 Billion valuation, the largest sports franchise sale in history 💰

Just 14 months later, Walter has already agreed to sell the team again. The buyers this time are Bob Iger, the former Disney CEO, and Josh Kushner, VC founder of Thrive Capital and the brother of Jared Kushner, Trump’s son-in-law 👀

The new price: $12.5b. That’s a $2.5b gain in just over a year, another record for the largest sports team sale ever 📊

🏷️ Here’s where it gets interesting. Walter’s financial companies are currently under investigation by federal prosecutors and the SEC over how private-credit deals and loans were classified between his insurance companies and his broader business empire. His phone and computer were reportedly seized by the FBI last year.

Add in the timing, this sale came just weeks after Kushner’s separate deal to buy a stake in FIFA collapsed, and some NBA fans and sports analysts online have started asking questions.

Sports business analyst Joe Pompliano noted how unusual it is for someone to sell a team mid-rebuild while under federal investigation. Others have pointed out the connection to Trump’s family and wondered if that relationship played any role in the deal coming together so quickly.

A White House spokesperson has denied any involvement, saying the sale has nothing to do with the administration.

What do you think? Is this just great timing on a historic asset, or is there more going on here?

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