It’s possible to buy rental property in the $500,000s around the coast, but they tend to come with other baggage; like spending 3 months to convince the tenants to move, plus three additional months for repairs:
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Jim Klinge
Klinge Realty Group
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Trustindex verifies that the original source of the review is Google. Jim & Donna Klinge helped us sell our home of 30 years in Ocean Hills. We were very happy with their service and would HIGHLY recommend them to anyone looking for an Honest, Knowledgeable, Skilled, Informed Efficient realty team. Both Jim & Donna were so helpful in different ways and complemented each others skills. Please refer to a more detailed review that we wrote on YELP. Thank You Both for all your help!!!Trustindex verifies that the original source of the review is Google. A+ thank youTrustindex verifies that the original source of the review is Google. Many years ago, we purchased a home in Carlsbad, using a realtor that was recommended to us - Jim Klinge. Fast forward to 2025, we recently had the privilege of selling 2 homes in Carlsbad, CA and didn't hesitate to reach out to Jim and Donna Klinge of Klinge Realty Group to guide us through the sales. The transactions were very different, each with its own unique situation, opportunities and challenges. From start to finish, Donna and Jim helped navigate the pre-sale preparation, the listing, showing of the house, buyer negotiations, the final close and all of the paperwork and decisions in between. What stands out with both transactions is the professionalism of Jim and Donna (and their team), wonderful communication (timely, relevant, concise), their deep understanding of market dynamics (setting realistic expectations), their access to top-notch contractors, and last, their ability to guide us across the finish line successfully. We wouldn't hesitate to use Jim and Donna in the future and highly recommend them for anyone looking to buy or sell a property in North San Diego County.Trustindex verifies that the original source of the review is Google. We sold a home with Jim and Donna and from beginning to end they were consummate professionals. Their initial walk through the property resulted in a list of items to be repaired or updated. They supplied a list of vendors and job quotes to do the repairs and updates. We originally wanted to sell ‘as is’ and just get it over with. They gave us a selling price for ‘as is’ and options for doing a few updates/repairs to doing it all with the selling price for each option. We agreed to do all they suggested and we sold for the exact price they predicted. For every dollar spent we got back more than $2 back in the selling price. And they got that price in a rising interest rate environment! Donna and Jim are extremely detailed and guide you through ever aspect of the sale. There were no surprises thanks to their guidance. We couldn’t be more pleased with their representation. Thank you Donna and Jim, Jerry and MaryTrustindex verifies that the original source of the review is Google. We have known Jim & Donna Klinge for over a dozen years, having met them in Carlsbad where our children went to the same school. As long time North County residents, it was a no- brainer for us to have the Klinges be our eyes and ears for San Diego real estate in general and North County in particular. As my military career caused our family to move all over the country and overseas to Asia, Europe and the Pacific, we trusted Jim and Donna to help keep our house in Carlsbad rented with reliable and respectful tenants for over 10 years. Naturally, when the time came to sell our beloved Carlsbad home to pursue a rural lifestyle in retirement out of California, we could think of no better team to represent us than Jim and Donna. They immediately went to work to update our house built in 2004 to current-day standards and trends — in 2 short months they transformed it into a literal modern-day masterpiece. We trusted their judgement implicitly and followed 100% of their recommended changes. When our house finally came on the market, there was a blizzard of serious interest, we had multiple offers by the third day and it sold in just 5 days after a frenzied bidding war for 20% above our asking price! The investment we made in upgrades recommended by Jim and Donna yielded a 4-fold return, in the process setting a new high water mark for a house sold in our community. In our view, there are no better real estate professionals in all of San Diego than Jim and Donna Klinge. Buying or selling, you must run and beg Jim and Donna Klinge to represent you! Our family will never forget Jim, Donna, and their whole team at Compass — we are forever grateful to them.Trustindex verifies that the original source of the review is Google. WeI had the pleasure of working with Klinge Realty Group to sell our home in Carmel Valley, and I cannot recommend them highly enough! Jim and Donna demonstrated exceptional professionalism, offering expert guidance on market conditions and pricing strategy, which resulted in a quick and successful sale. Communication was prompt and we were well-informed throughout the entire process. For anyone looking for a dedicated and knowledgeable real estate team, look no further! ---Trustindex verifies that the original source of the review is Google. Donna and Jim Klinge of Klinge Realty Group have our highest possible recommendation. From Donna and Jim’s first visit to our house through closing their advice and counsel was candid and honest in all dealings. They kept us fully informed throughout the process. The house sold less than three days after listing with a two-week closing. My wife and I have sold several houses during our lives. This was by far the best experience. Klinge Reality is a premium service realtor. You can’t make a better choice for someone to sell your home fast and for top dollar.Trustindex verifies that the original source of the review is Google. Donna and Jim provided exceptional support and professionalism throughout the entire process. We couldn't have been happier with their efforts. They made our house shine, and thanks to their expertise, it sold above the listing price in the very first weekend! Truly a fantastic experience from start to finish.Trustindex verifies that the original source of the review is Google. This year has been difficult on our family, mainly due to having to sell our home. Thankfully we knew God had a plan for us and working with the Klinge team was a key part of it. It was an obvious decision to work with them again after such an amazing experience when purchasing the same home we needed to sell. The challenge was, how will we do this in so little time with so much going on? Jim and Donna held our hand every step of the way. Whenever an unexpected issue arose they found and provided a solution. Never once did we feel pressured to make a decision and the Klinges were always reassuring after providing the information that the decision was ours to make. Despite the curve balls, they never panicked and exemplified the “can do” attitude, making us feel optimistic and taken care of. Their expertise and professionalism was superb. But of all the reasons to work with the Klinges, the most impactful and valuable is their compassion and genuine care for their clients. We pray that we can one day purchase our forever home and you better believe that Jim and Donna will be representing us - as long as they will have us of course. Thank you again Klinge team! Your execution, experience, and care are unmatched.Trustindex verifies that the original source of the review is Google. Jim and Donna were fantastic! Jim understanding my needs, recommending potential places, pointing out the pros and cons of each property was invaluable. Then when the offer was accepted Donna’s organized guidance through the inspections, paperwork etc made the whole process seem effortless. So grateful that I had them on my side!Load more
What river is that I hear?
With that bathroom setup (.75 down, 1 up), it feels more like a 3bd/1.5 bath.
Does that small 3rd bedroom have a closet? it looks tiny.
I would have put the laundry down, sacrificing the shower for a stacking set, or expanding into the dining room for a laundry closet.
then you could put a second bath into the laundry space up.
That would give you a much higher rental rate for the 3/2.5
Here’s how I see this.
Acquisition price $575,000
Rehab $100,000
Rent loss $15,000 (3 mo @$5,000). Assumes Jim the Property Manager collected from both sides for 3 months. $22,500 if the second side was vacant for the first 3 months. No leasing commission because Jim the Leasing Agent included it in his full service buyer’s agent commission.
All in: $690,000
AGI $60,000. Assume for comparison purposes water is included in most of these duplexes (not separately metered) so the GRM is not distorted.
GRM: $690,000/$60,000 or 11.5
OAR (cap rate and free and clear yield rate):
Vacancy and collection loss 8%
Taxes around $6,500, including assessments
Insurance around $1,000
Maintenance/repairs (new roof, hot water, appliances, but furnaces not mentioned) $2,400
Water bill $2,400
OAR based on cost 6.2.
Let’s hope the buyer’s interest rate is less than 6 percent or his/her leverage is negative or at best neutral.
My question is about the buyer’s plan. Can the buyer flip this for a profit today (higher GRM, lower OAR) or is the intent to hold?
As a renter, I would not take that place for 2.5k. I would only consider renting it at 2.1k a month or less. There are plenty of listings for Encinitas on craiglist for 2k or less. Unless there is something very desirable about the location, it would not deserve a premium price in for the features displayed.
The elementary school for the neighborhood is Ocean Knoll, one of the lowest rated in Encinitas (based on test scores), but its getting better.
Gardena…next to El Nopalito (great food, BTW) and the freeway.
To be honest, if I were looking to buy this property as an investor, I would figure on $1,600/month rent per unit, max. By keeping rent at that level or below, one could keep long-term tenants and probably not have to worry about the tenants piling up three or four to a room.
That’s not an “upscale” area, (that’s putting it nicely), so don’t think it would rent for $2,500 unless one is willing to take in multiple families per unit, which would raise maintence costs and would probably lead to a higher turnover rate at that price. Just being honest.
Yeah, I would hope for $2k a month and get the rest of the return from inflation.
Get the chips and salsa from El Nopalito — they’re awesome.
Nice job on the remodel, but that is a funky layout, with the second bath downstairs. Also, since small kids take baths, you can’t even make them use the downstairs with the parents using the upstairs, since there’s no bathtub down-either the parents have to use the downstairs as well, or everybody shares the upstairs. Not much point to that shower-I agree with FreedomCM that it feels like a 3/1.5 instead of a 3/1.75. The shower down made more sense back when there was also a bedroom down.
You can characterize the neighborhood as “unpretentiously wealthy”. Lots of long term residents. There are 2x1s up the road going for $1700 with long term tenants. You could do $2K here. And Ocean Knoll is just fine as a school.
I was thinking $2000-2100….
Yes I agree no more than 2K/month should be forecast
Late to the game here; been out of town for a week. We live in a 2400′ *detached* house in Solana Beach (nicer area) and we pay $3100. No way that is gonna rent for $2500. Not if you expect long-term tenants.
We paid $1650 for a similar place in San Jose. I’d say $1750-$1800 if you want to go a bit low or $1950 if you want to go on the high end. Would not go above $2K.
-Erica
So, how much did it go for?
We did the $2,500 for 3-4 days, dropped it to $2,100 and got it a couple of days later. Had three applicants willing to pay it too.
Thanks for the advice everyone!