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2210 Washington St
Score
0
Lemon Grove, CA

2210 Washington St

779K
3 bd • 3 ba • 1,304 sf

This analysis was generated on 2/19/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

AI Property Analysis

0:00
0:00 / 0:00
List Price

$779,000

Price/Sq.Ft

$597

Year Built

1955

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• The property has been recently remodeled, offering a move-in ready experience for buyers. New flooring, quartz countertops, and dual-pane windows are attractive upgrades. • The open floorplan is ideal for modern living and entertaining. The kitchen's central island and connection to the living room create a seamless flow. • The property is located on a large corner lot, providing ample outdoor space. The location across from a park adds to the appeal. • The attached garage with a half bath offers potential for conversion into an income-producing ADU or guest suite. The median income in the area is $71,294, indicating a stable community. • Proximity to freeways and Downtown San Diego (10 miles) provides convenient access to amenities and employment centers.

The Bad

• The property is located in Lemon Grove, which is under the flight path of Gillespie Field. Aircraft noise may be an issue for some buyers. Potential buyers should visit the property during peak traffic hours for the airport to assess the noise levels. • While remodeled, the home was built in 1955, suggesting that some of the underlying infrastructure (plumbing, electrical) may be original and could require future upgrades. A thorough inspection is highly recommended. • The school ratings for nearby schools are average to below average (4-6/10). This may be a concern for families with children. Compare to the San Diego County average school rating of 7/10. • The listing history shows the property was previously listed for rent at $3,295/month. While this provides a benchmark, it's essential to conduct a current rental market analysis to determine the potential rental income for the ADU. • The moderate fire risk (3/10) may increase the insurance premiums.

The Ugly

• The estimated annual insurance cost is $2,804.4, significantly higher than the national average of around $1,600. This is likely due to the property's age, location, and moderate fire risk. This adds approximately $234 to the monthly housing costs. • The price per square foot ($597.39) is higher than the average price per square foot in Lemon Grove, which is around $550. This may indicate that the property is overpriced compared to similar homes in the area. • The property has been on and off the market several times in the past few years, with fluctuating prices. This could be a red flag for potential buyers, suggesting issues with the property or its pricing strategy. The property was listed for sale for $770,000 on 2025-01-18, a 32.8% increase from when it was removed at $580,000 on 2024-11-16. This is highly unusual and requires further investigation. • The "major" heat risk (5/10) and the average of 6 hot days per year may result in high utility bills.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• Buyers seeking a move-in ready home with modern updates and an open floorplan, ideal for entertaining. • Individuals looking for a single-story home with all bedrooms located on the main floor. • Those interested in a property with ADU potential in the attached garage, offering the possibility of rental income. • Homeowners who value proximity to parks, freeway access, and a location within 10 miles of Downtown San Diego. • Individuals who appreciate a large corner lot with ample outdoor space for relaxation and gatherings.

Not For

• Buyers requiring a larger home or more substantial living space than the 1,304 square feet offered. • Individuals who are highly sensitive to noise, given Lemon Grove's location under the flight path for Gillespie Field. • Those seeking a neighborhood with top-rated schools, as the local schools have average to below-average ratings. • Buyers who prefer a wide array of retail and dining options within close proximity. • Individuals unwilling to undertake potential renovations or upgrades associated with older homes.
Demographics
Area Median Income

$71,294

Property History

Price History
Ownership Timeline
$800,000Financed
May 4, 2022
Skylark Partners IncTuan Nguyen, Thanh Phuong Vo
Grant Deed
Standard Sale (Purchase/Resales)
$535,000Cash Purchase
Dec 8, 2021
Dennis Alfred Belanger, Debora Jean BelangerSkylark Partners Inc
Grant Deed
Standard Sale (Purchase/Resales)

Property Taxes

$10,675
2024 Tax Assessment
2.7%from previous year
Assessed Value$832,320
Tax Rate1.28%

Sunlight Analysis

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Sunlight Analysis

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Risk Assessment

Climate Risks

heatMODERATE

6 extreme heat days per year

98th percentile: 90°F

airMINIMAL

3 bad air quality days per year

fireMINIMAL

Insurance: Recommended

floodMINIMAL

FEMA Zone: Minimal Risk Area

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

• **ADU Conversion Costs:** Completing the ADU conversion in the garage will involve construction costs, permit fees, and potential delays. Obtain detailed quotes from contractors and verify compliance with local regulations. Costs can range from $20,000 to $50,000 depending on the scope of work. • **Aircraft Noise:** Lemon Grove's proximity to Gillespie Field may result in noticeable aircraft noise. Visit the property at various times of day to assess noise levels and consider noise mitigation measures if needed. • **Older Home Issues:** As a home built in 1955, potential issues with plumbing, electrical, or roofing systems may arise. A comprehensive inspection is essential to identify and address any necessary repairs. • **Market Fluctuations:** While the property has seen price appreciation, real estate markets can fluctuate. Monitor local market trends and consider consulting with a real estate professional to assess the property's long-term value. • **Heat Risk:** The "Major" heat risk (5/10) and the average of 6 hot days per year may result in high utility bills.
Insurance
Annual Cost

$2,804

$234 per month

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Schools

Lemon Grove Academy For The Sciences And Humanities

Public•Grades PK-8
6/10
ElementaryMiddle
1,094 students

Mount Vernon Elementary School

Public•Grades PK-8
4/10
ElementaryMiddle
539 students

Idea Center

Public•Grades 9-12
3/10
High
177 students

Mount Miguel High School

Public•Grades 9-12
3/10
High
1,298 students

Financials

Monthly Costs
Market Rent (3 bed)

$3,279

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Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Subject Property

Price
$779,000
Price/sqft
$597
Layout
3 bd•3 ba
0

Stats in the Area

Based on 6 comparable properties nearby

Average Price

$746,667

4.3%

Your price is 4.3% above average

Median Price

$780,000

0.1%

Based on 6 recent sales

Price per Sq.Ft

$525

13.8%

Your price is 13.8% above average $/sqft

Comparable Properties

2623 Valencia Canyon, Spring Valley, CA 91977
Price: $675,000
Sq.Ft: 1,466
Beds/Baths: 3/3
$/Sq.Ft:
$46022.9%
Sale Date: 11/1/2024
8636 Lamar Street, Spring Valley, CA 91977
Price: $800,000
Sq.Ft: 1,200
Beds/Baths: 3/3
$/Sq.Ft:
$66711.6%
Sale Date: 10/1/2024
3180 Lamar Ct, Spring Valley, CA 91977
Price: $680,000
Sq.Ft: 1,476
Beds/Baths: 3/3
$/Sq.Ft:
$46122.9%
Sale Date: 10/17/2024
2607 Valencia Canyon, Spring Valley, CA 91977
Price: $605,000
Sq.Ft: 1,466
Beds/Baths: 3/3
$/Sq.Ft:
$41330.9%
Sale Date: 9/5/2024
2332 Ravenwood Dr, Lemon Grove, CA 91945
Price: $780,000
Sq.Ft: 1,461
Beds/Baths: 3/3
$/Sq.Ft:
$53410.6%
Sale Date: 8/30/2024
1519 Angelus Ave., Lemon Grove, CA 91945
Price: $940,000
Sq.Ft: 1,530
Beds/Baths: 4/3
$/Sq.Ft:
$6142.8%
Sale Date: 9/12/2024

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