Sample
A complete sounding report
Generated for 1450 El Prado, San Diego, CA 92101
This is the entire output of the tool, unedited: the same document you get when you enter an address on the home page. It is shown here for a public landmark rather than a private residence, so that a full example can live at a permanent, shareable link without putting anyone’s home on an indexed page. Reports you generate for yourself are never indexed by search engines.
What the report works out
The headline number is the true monthly cost of ownership, which is usually the figure buyers are missing. It is built from the 1% Prop 13 base levy plus the voter-approved bonds and district assessments that actually appear on a San Diego County tax bill, any Mello-Roos or community facilities district charge attached to the parcel, an insurance estimate informed by the property’s hazard designations, and the financing itself. Beneath that, the report compares conventional, FHA and VA financing side by side, not just the rate, but the funding fee, the mortgage insurance and what each costs over the years you are likely to hold the loan. It then covers the supplemental tax bill that arrives after closing, the hazard picture (flood, fire, seismic and tsunami zones drawn from the federal and state layers), and what the property would plausibly rent for.
Where the numbers come from
Everything is built from free public data: parcel facts from SANDAG’s open GIS service, the County’s own assessment and special-assessment records, live mortgage rates from the Federal Reserve Bank of St. Louis (FRED), fair market rents from HUD, flood layers from FEMA’s National Flood Hazard Layer, and fire hazard severity zones from CAL FIRE. Each report ends with a Sources section naming every origin it used and when it was retrieved. Nothing is scraped from listing sites, and no owner name is ever fetched into the output.
What it is not
Every dollar figure here is an estimate, and the report labels them as such throughout. It is not an appraisal, not a lender’s quote, not an insurance binder and not legal or financial advice. Insurance in particular is modeled rather than quoted; a real premium depends on the structure and your carrier. Treat the report as a way to compare properties on a consistent basis and to know which questions to ask, not as a substitute for the professionals who will eventually put their name on the numbers.
New to any of this? The guides explain each mechanism on its own, and the city and neighborhood pages cover what to expect in a specific market.
1450 El Prado, San Diego, CA 92101
3 bd · 2.0 ba · 1,920 sqft · built 1978
Subject price$1,225,000provided
1450 El Prado, San Diego, CA 92101
1450 El Prado is a 3-bed, 2-bath home of 1,920 sqft, built in 1978 in San Diego. At the $1,225,000 subject price, that works out to about $638/sqft. This report breaks down the true cost to own it - property tax and Mello-Roos, financing across VA, FHA, and conventional at live rates, insurance, and neighborhood risk - all built on official data from local, state, and federal agencies.
Every figure is an ESTIMATE for decision support - not an appraisal, loan commitment, tax bill, or legal/financial advice. Data provider: null · rates: null provider (static fallback).
Property & Value
- $1,225,000 subject price (provided)
- Assessed value $640,000 (County Assessor roll)
Not an appraisal or a recommended offer. Assessed value is the County Assessor's roll value under Prop 13 (base-year value at last sale/new construction, +≤2%/yr, reassessed on change of ownership) - not market value. Subject price is the assumed transaction price, not a recommended offer.
The loan over time
If you bought at the listed price: how each loan's balance pays down over its full term, the total interest, and when mortgage insurance drops off. The curves are principal only (no appreciation) - a conservative floor.
VA - $1,493,123 total interest over 30 years; no mortgage insurance.
FHA - $1,463,320 total interest over 30 years; MIP for the life of the loan (under 10% down).
Conventional - $1,249,936 total interest over 30 years; no mortgage insurance.
Property tax rises about 2%/yr (Prop 13 caps assessed value at +2%/yr), so the all-in figures - which hold tax, insurance, and HOA at today's level - drift up over time.
True Cost of Ownership (monthly)
Carrying cost is what it takes to OWN the home beyond the loan's principal & interest (tax + special assessments + insurance + HOA) - the real monthly nut on top of the mortgage.
| Property tax | $0 |
| Special assessments (incl. Mello-Roos/CFD) | $0 |
| Insurance (est.) | $0 |
| HOA | $0 |
| Carrying cost (taxes + insurance + HOA) | $0/mo |
Property tax and/or insurance show $0 because they were not fetched for this report - an offline sample, or a parcel without those inputs. A live report pulls the County Assessor roll and an insurance estimate; treat those rows as placeholders, not a real zero obligation.
Monthly payment composition (VA)
Monthly payment composition (FHA)
Monthly payment composition (Conventional)
Tax reset at purchase
In CA, assessed value resets to the purchase price at change of ownership (Prop 13), and the county bills the gap separately. Listing sheets and portals typically show the seller's bill.
| Seller's current bill (assessed $640,000, county-wide estimate (1.10%)) | $7,040 |
| Your projected bill (at $1,225,000) | $13,475 |
| Difference | +$6,435/yr |
Supplemental forecast1 (close 2026-08-01) (assumed - pass --close-date to refine)
- FY 2026-27 supplemental bill: +$5,341 (factor 0.83) - bill prorated at 0.83 of the FY 2026-27 year.
- Supplemental bill arrives 3-9 months after closing; escrow does not collect them. Estimates (homeowner-exemption timing ignored) - verify with the SD County Treasurer-Tax Collector.
In plain terms — beyond the Conventional loan payment, taxes, insurance, and HOA add about $0/mo, bringing the full all-in payment to $6,194/mo.
Financing Scenarios
Rates as of static fallback (2026)2. Conventional 6.50% / FHA 6.25% / VA 6.15% (30yr fixed).
All three programs (VA, FHA, conventional) are shown side by side for comparison.
| Loan | Down | Loan amt | Rate | P&I | MI | All-in/mo | Cash to close |
|---|---|---|---|---|---|---|---|
| VA | $0 (0.0%) | $1,251,338 | 6.15% | $7,624 | - | $7,624 | $24,500 |
| FHA | $42,875 (3.5%) | $1,202,812 | 6.25% | $7,406 | $739 MIP | $8,145 | $67,375 |
| Conventional | $245,000 (20.0%) | $980,000 | 6.50% | $6,194 | - | $6,194 | $269,500 |
VA notes
- Full entitlement: $0 down, no VA loan limit (post-2020).
- Funding fee 2.15% = $26,337 (financed).
FHA notes
- Upfront MIP 1.75% = $20,687 (financed).
- Annual MIP 0.75% (HUD schedule by loan size/LTV); for the life of the loan (<10% down).
Conventional notes
- 20%+ down: no PMI.
All-in monthly by program
Cash to close by program
Financing pros and cons by program
VA
- Pro: You can buy with $0 down if you have full entitlement
- Pro: No monthly mortgage insurance to pay
- Pro: Rates are competitive, and a qualified buyer can later take over your loan
- Con: A one-time VA funding fee applies, unless you're exempt (service-connected disability / Purple Heart)
- Con: Only qualifying veterans and service members can use this loan
- Con: You have to live in the home as your primary residence
FHA
- Pro: A low 3.5% minimum down payment
- Pro: More flexible credit qualifying if your credit isn't perfect
- Con: You pay upfront and annual mortgage insurance (MIP) - usually for the life of the loan if you put down less than ~10%
- Con: The loan amount is capped by FHA county loan limits
Conventional
- Pro: No upfront mortgage insurance; monthly PMI drops off once you reach about 20% equity
- Pro: The most flexibility on property type and how you use the home, now or later
- Con: You typically need about 20% down to avoid PMI
- Con: Credit and savings-reserve requirements are stricter
In plain terms — the Conventional program has the lowest all-in payment here, at $269,500 cash to close and $6,194/mo ongoing.
Qualification & Affordability
Income to qualify assumes $0 other monthly debt, 28% front / 43% back-end DTI.
| Loan | All-in/mo | Income to qualify |
|---|---|---|
| VA | $7,624 | $326,721/yr ($27,227/mo) |
| FHA | $8,145 | $349,061/yr ($29,088/mo) |
| Conventional | $6,194 | $265,469/yr ($22,122/mo) |
In plain terms — at the Conventional payment, standard debt-to-income limits imply gross income of about $265,469/yr to qualify comfortably.
Rate Sensitivity
All-in monthly per program as rates move - P&I on each program's actual financed loan plus mortgage insurance and the $0/mo carrying cost (tax + Mello-Roos/specials + insurance + HOA) - rate-lock urgency + budget headroom. Each program moves around its own current rate (the current column); MI held constant across the shifts.
| Program | -1.0% | -0.5% | current | +0.5% | +1.0% |
|---|---|---|---|---|---|
| VA (6.15% now) | $6,833 | $7,223 | $7,624 | $8,033 | $8,452 |
| FHA (6.25% now) | $7,381 | $7,758 | $8,145 | $8,540 | $8,944 |
| Conventional (6.50% now) | $5,564 | $5,876 | $6,194 | $6,520 | $6,852 |
Rental Potential
$3,998/mo3 (HUD FMR snapshot (San Diego-Chula Vista-Carlsbad MSA, FY2026)) · gross yield 3.92%
Rent-it-out potential
If you rented this out instead of living in it:
Assumes 5% vacancy, 1.0% maintenance, 8% management, 3% appreciation.
NOI $29,681/yr · Cap rate 2.42% · GRM 25.5 · 1% rule not met (target $12,250/mo) · est. depreciation $33,409/yr
| Loan | Cash flow/mo | Cash-on-cash | DSCR | 5yr equity (proj) |
|---|---|---|---|---|
| VA | $-5,150 | -252.2% | 0.32 | $253,549 |
| FHA | $-5,671 | -101.0% | 0.30 | $297,439 |
| Conventional | $-3,721 | -16.6% | 0.40 | $502,723 |
Tax Incentives & Exemptions
Estimates only - not tax advice; consult a CPA. Itemized = interest + min(property tax, $40,400 SALT); benefit = max(0, itemized − standard) × marginal rate.
Shared inputs: deductible property tax $0 (SALT cap $40,400; Mello-Roos not deductible) · Married standard deduction $32,200 · 24% marginal rate.
| Program | Yr-1 interest | Itemized | Incremental | Est. annual savings |
|---|---|---|---|---|
| VA | $76,541 | $76,541 | $44,341 | $10,642 |
| FHA | $74,777 | $74,777 | $42,577 | $10,218 |
| Conventional | $63,377 | $63,377 | $31,177 | $7,483 |
Other incentives & exemptions
- Homeowner's exemption ~$7,000 off assessed value for owner-occupants (~$70-80/yr).
- Primary-residence capital-gains exclusion: $250k single / $500k married (if eligible).
- Repairs/improvements: federal 25C (up to $1,200/yr), 25D (30% of solar/battery), CA active-solar exclusion; improvements add to basis.
VA / Military
- VA residual income (West, family of 2): need $823/mo
- BAH (E5, with dependents, San Diego FY2026): $3,975/mo4 covers 52% of the VA payment; out-of-pocket $3,649/mo
Key Terms
- APN - Assessor Parcel Number
- VA - U.S. Department of Veterans Affairs loan program
- FHA - Federal Housing Administration loan program
- HOA - Homeowners Association
- Mello-Roos / CFD - Community Facilities District special tax repaying bonds for local infrastructure (schools, roads, sewers); roughly fixed but can escalate yearly (often up to ~2%) and typically sunsets once the bonds are repaid, commonly 20-40 years
- DTI - Debt-to-Income ratio
- LTV - Loan-to-Value ratio
- MIP - Mortgage Insurance Premium (FHA)
- UFMIP - Upfront Mortgage Insurance Premium (FHA)
- PMI - Private Mortgage Insurance (conventional)
- PITI - Principal, Interest, Taxes, and Insurance
- NHD - Natural Hazard Disclosure
- TDS - Transfer Disclosure Statement
- SFHA - Special Flood Hazard Area
- DSCR - Debt-Service Coverage Ratio
- NOI - Net Operating Income
- GRM - Gross Rent Multiplier
- BAH - Basic Allowance for Housing (military)
Notes & Caveats
- Null data provider: only command-line facts used.
- Property tax rate unavailable (null data provider) - tax shown as $0.
- Insurance estimate unavailable (null data provider) - shown as $0.
- Null rates provider - figures are illustrative, not live.
Sources
- CA Revenue & Taxation Code §75.41 - supplemental-roll proration factors (statute-enacted) - supplemental forecast. As of 2026. https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC§ionNum=75.41
- Rates: null provider (static fallback) - mortgage rates (static fallback constants, operator-verified). As of static fallback (2026).
- U.S. Department of Housing and Urban Development (HUD) Fair Market Rents - rent estimate. As of HUD FMR snapshot (San Diego-Chula Vista-Carlsbad MSA, FY2026).
- DoD Basic Allowance for Housing (travel.dod.mil), San Diego MHA - BAH monthly allowance. As of FY2026.
- FHFA conforming loan limits - VA county loan limit (San Diego, 1-unit). As of 2026.
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