Ocean Beach’s rapid gentrification

[gzz]

OB Elementary now rated 10/10 by Great Schools, the rating company Zillow uses. It was 9/10 for as long as I can remember.

[sdrealtor]

A great year and the year my mother was born as well. Great Schools changed their methodology a year or two ago. Our schools had always been 10/10 and now they range from 7 to 9. The same is happening in Carmel valley now also. What I beleive they did was stop comparing schools against each other and start comparing them against schools with similar demographics. The new methodology now rewards schools with lower test scores that outperform their demographics and penalizes high test score schools that have very strong demographics. In essence they are rewarding good teaching over good students as they should.

[svelte]

[quote=sdrealtor]A great year and the year my mother was born as well. Great Schools changed their methodology a year or two ago. Our schools had always been 10/10 and now they range from 7 to 9. The same is happening in Carmel valley now also. What I beleive they did was stop comparing schools against each other and start comparing them against schools with similar demographics. The new methodology now rewards schools with lower test scores that outperform their demographics and penalizes high test score schools that have very strong demographics. In essence they are rewarding good teaching over good students as they should.[/quote]

Funny you should mention this. I just noticed that San Marcos schools had dropped to 6/10. The explanation above explains it, as I don’t think SMUSD schools have changed much in the last few years.

And it sounds as if 1930 was indeed a great year.

[svelte]

[quote=gzz]Yes, Gram was born in 1930.

Her mother was born in 1913 and lived to 2016, meaning in early 2016 my grandmother was 86 years old but had a living mother, which I doubt happens to more than 1 in 10,000 people.[/quote]

Congrats on your gma living to 103. That’s something to be proud of!

[gzz]

The past month there’s been a lot more listings, at much higher prices. They sell very quickly.

OB is not unique on this front, but Newport Ave is so much more charming with tons of outdoor dining space and less street parking.

I hope the pedestrianization becomes permanent both here and Garnet Ave, Gaslamp, 5th Ave in Bankers Hill, and all the other areas that ramped up covered outdoor dining.

Zillow keeps sending me e-mails saying I am charging too little rent. I won’t because I am too soft, I have never raised rent in my six years a-landlording.

[sdrealtor]

A lot more listings if accurate is kinda unique. Hoping it helps met some of the demand that is being left wanting elsewhere

[svelte]

[quote=gzz]Zillow keeps sending me e-mails saying I am charging too little rent. I won’t because I am too soft, I have never raised rent in my six years a-landlording.[/quote]

I like that gzz. If you have good permanent tenants, you’re obviously factoring that in to the equation – not only is it the nice thing to do, it might actually be costing you little to nothing since the places are occupied 100%…

When we were in school up north, the landlord (“Chip”) gave us a rent break because he knew we took excellent care of the place, paid on time or earlier, and helped him keep an eye on the other units since he lived elsewhere. It was win-win. A man knocked on my door one day and asked what I paid in rent, because he was considering buying the next building over. I told him but explained we got a rent break so it was not representative. Didn’t help, he cursed and stomped off saying that’s not close to what the seller next door was saying… Sorry!

How does Zillow know how much you are charging? Or is it telling you what they should rent for and you’re extrapolating…

[gzz]

Early Summer 2021: more new “upper middle” to high end places:

1. Dona’s Mexican restaurant is great, reminds me of high-end hipster foodie places in Mexico proper. They just get everything right, and are much better than Nati’s (which they replaced) in food and general environment.

2. Breakfast Republic – high end breakfast isn’t my thing, but family and friends report good things. Really nice decor. I liked the old tenant better, called Warehouse, but they never caught on.

3. Holding Co – A stunning third floor roof deck about a 90 second walk from the sand. The food is good too.

4. Dirty Birds – More of a restaurant and less of a bar than the PB location, good food and service and somewhat less crowded than other places.

5. Mad Muncheez – Gourmet grilled cheese place. Too heavy for me to go regularly, but I tried them once and it was great. This trend started in SF so I include this as gentrification even though their prices are pretty low. Cute story as well, a young couple started with farmer’s market stands and saved up for years to get a real location.

6. Blue Water Grill – Ocean-front outdoor patio seating and giant fresh-caught grilled fish tacos, as well as raw fish to cook at home. I have been here 20+ times and it is always very good.

7. Ocean Beach Meat Co. – A full service butcher shop in a large gun-renovated spot on Newport. Have a look online: https://www.obmeatco.com/

8. It’s Raw – The most authentic poke place I have been to, and I go to a lot of places. Actual Hawaiians own and operate it. They keep it simple with only four meats, raw tuna and salmon, cooked pork and shrimp.

[gzz]

Per SDLookup, mean PPSF listings in 92107 was $699 in July 2020, and is now $1046. That’s up 49.6% in less than a year.

Now that probably reflects a different mix of listings, but we’re on fire!

[sdrealtor]

[quote=gzz]Early Summer 2021: more new “upper middle” to high end places:

1. Dona’s Mexican restaurant is great, reminds me of high-end hipster foodie places in Mexico proper. They just get everything right, and are much better than Nati’s (which they replaced) in food and general environment.

2. Breakfast Republic – high end breakfast isn’t my thing, but family and friends report good things. Really nice decor. I liked the old tenant better, called Warehouse, but they never caught on.

3. Holding Co – A stunning third floor roof deck about a 90 second walk from the sand. The food is good too.

4. Dirty Birds – More of a restaurant and less of a bar than the PB location, good food and service and somewhat less crowded than other places.

5. Mad Muncheez – Gourmet grilled cheese place. Too heavy for me to go regularly, but I tried them once and it was great. This trend started in SF so I include this as gentrification even though their prices are pretty low. Cute story as well, a young couple started with farmer’s market stands and saved up for years to get a real location.

6. Blue Water Grill – Ocean-front outdoor patio seating and giant fresh-caught grilled fish tacos, as well as raw fish to cook at home. I have been here 20+ times and it is always very good.

7. Ocean Beach Meat Co. – A full service butcher shop in a large gun-renovated spot on Newport. Have a look online: https://www.obmeatco.com/

8. It’s Raw – The most authentic poke place I have been to, and I go to a lot of places. Actual Hawaiians own and operate it. They keep it simple with only four meats, raw tuna and salmon, cooked pork and shrimp.[/quote]

So much for 50% of businesses being gone in a year. Im hearing restaurant openings are booming all over

[gzz]

Everyone wants an OB SFH, but nobody’s leaving!

Mid-November SFH inventory in 92107:

2007 – 66
2009 – 53
2011 – 55
2015 – 33
2017 – 26
2021 – 8

[gzz]

Rents in OB are still mooning. Availability outside the very high end is close to zero, and when things open they get immediately flooded with applicants.

Looks like we are headed for a 50-70% increase from Jan 2019 to Jan 2022. E.g. 1/1 of ~700sf going from $1300-1600 to $2100-2600.

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