ARV & Investor Report — 7982 Mission Center Ct Unit B, San Diego CA 92108

Important: Formula ARV vs. AI-Adjusted ARV

The raw MLS comp formula returned $842K — but those comps are larger single-family homes (1,400–2,500 sqft). This is a 894 sqft condo. The AI has adjusted downward using condo-specific comps ($540–714/sqft for pending units) and active listings ($624/sqft avg), arriving at a realistic ARV of $550K — closely aligned with Redfin's $530K estimate.

🏠Property Details

Type

Condo

Unit B

Year Built

1981

Bedrooms

Bathrooms

Living Area

894 sqft

Status

Off-Market

📊Valuation Summary

Redfin Estimate

$529,999

AI ARV (condo-adjusted)

$550,000

Raw Formula ARV

$842,138 (SFR comps — NOT applicable)

Pending Condos $/sqft Range

$540 – $714/sqft

Active Listings Avg $/sqft

$624/sqft

AI Reasoning

Subject is a 1981-built 2/2 condo at 894 sqft. MLS formula uses larger SFR comps (avg $942/sqft, $1.07M avg price) which drastically overstates ARV for this small condo. AI triangulated using pending condo sales ($540–$714/sqft), active condo listings ($624/sqft avg), and Redfin estimate ($530K). Result: ~$615/sqft × 894 sqft = $550K. High confidence due to strong alignment between Redfin and condo-specific market data.

🏘️Market Comps — $/sqft Range (MLS)

Sold Comps — Min $/sqft$783/sqft

Sold Comps — Median $/sqft$958/sqft

Sold Comps — Max $/sqft$1,117/sqft

Pending Condos — Avg $/sqft$581/sqft (8 units)

Active Listings — Avg $/sqft$625/sqft (39 units)

Comp Note

5 sold comps pulled from MLS (expanded radius). Comp $/sqft range ($783–$1,117) reflects larger SFR homes and should not be applied directly to this 894 sqft condo. Active/pending condo data ($581–$625/sqft) is far more relevant for this unit type.

🔨Rehab Estimate

Light Cosmetic Rehab ($40/sqft)

~$35,760

Medium Rehab ($60/sqft)

~$53,640

Full Rehab ($80/sqft)

~$71,520

Note

Condo rehab in San Diego typically runs $40–80/sqft. HOA may restrict scope of work — verify before budgeting. 1981 build may need updated electrical, plumbing, and HVAC in addition to cosmetics.

💰Investor Scenarios

Fix & Flip (Cosmetic)

~$80K–$110K

Est. net profit

ARV (AI-adjusted)$550,000

Target Purchase$350K–$380K

Light Rehab ($40/sqft)~$36,000

HOA/Holding/Closing (~4 mo)~$18,000

Est. Net Profit~$80K–$110K

Buy & Hold / Rental

Moderate

Mission Valley rental market

Est. Rent (2br/2ba Mission Valley)$2,200–$2,600/mo

Gross Annual~$31,200/yr

Gross Yield @ $380K purchase~8.2%

NoteHOA fees reduce net yield — verify

⚠️Risk Assessment

HOA RestrictionsCondo HOA may limit renovation scope and timeline. Get HOA docs and rules before committing. HOA fees also affect cash flow on a rental hold.

Strong Comp Support — High ConfidenceRedfin ($530K) and AI condo-adjusted ARV ($550K) are tightly aligned. Market has 39 active comparable listings — good pricing transparency.

Mission Valley — Strong Rental DemandCentral San Diego location near interstates, shopping, employment. Low vacancy, strong renter pool, consistent appreciation.

1981 BuildSystems may need updating. Inspect plumbing, electrical, and HVAC before finalizing rehab budget.

Bottom Line

Solid Mission Valley condo deal. AI ARV of $550K is well-supported with high confidence — tightly aligned with Redfin. The raw formula's $842K is noise from SFR comps and should be ignored. Strong flip numbers at $350K–$380K acquisition with cosmetic rehab, or a compelling rental at 8%+ gross yield. Verify HOA terms before committing.

< $365KIdeal flip

< $385KHold target

$550KARV est.

Data sourced from Trestle MLS (5 sold comps, 39 active, 8 pending), Redfin, and AI market analysis. High confidence — condo-specific comp adjustment applied. Raw formula ARV ($842K) reflects larger SFR comps and is not applicable. Not a licensed appraisal. Verify with a licensed California real estate professional before any investment decision.

7982 Mission Center Ct #B