About Prop2Profit

Prop2Profit is a San Diego County platform for rental property investors. It scores every active MLS listing for cashflow, cap rate and DSCR, then helps investors buy and manage what they pick.

Who runs Prop2Profit

Sam Souri

Sam Souri

Real Estate Professional

Prop2Profit is operated by a licensed California real estate agent. DRE# 01996231, HomeSmart Realty West.

Buying a property through Prop2Profit means working with a licensed agent under HomeSmart Realty West. Managing it afterward is a separate, flat-fee service. Both are described on the services page.

HomeSmart Realty West
300 Carlsbad Village Dr, Suite 217
Carlsbad, CA 92008
sam@sdsells.com

How we calculate

Every number on a listing is an estimate produced by the same engine, so any two listings are compared on the same basis.

  • Rent. We estimate rent from closed MLS leases of comparable homes nearby, adjusted for size, and blend that with per-property rent estimates from Zillow and RentCast where they exist. Small multifamily buildings are priced unit by unit.
  • Default assumptions. 20% down, 7.49% rate, 30yr, property tax 1.2% of price a year, insurance 0.35%, maintenance 1%, vacancy 8% of rent, management 10% of rent and capital reserves 5% of rent. The loan rate follows Freddie Mac's weekly 30-year average (7.24% for the week of 2026-10-29) plus a small investor markup. You can change every input in the calculator.
  • Metrics. Cap rate, DSCR, cash-on-cash and gross rent multiplier each have a guide with the formula and a worked example.
  • Grades. The A to D grade ranks a listing against the rest of the active market. It is relative, not a promise of cashflow; see how the score works.

Data sources

  • CRMLS active listings, via ApexIDX. Listing data is deemed reliable but not guaranteed.
  • Closed MLS lease comparables (CRMLS), the basis of our rent estimates.
  • Zillow and RentCast per-property rent estimates.
  • San Diego County parcel and public records, used for lot size, living area, unit counts and short-term rental rules by parcel.
  • Freddie Mac weekly 30-year mortgage rate (the default loan rate).

Figures on neighborhood pages are recomputed from the current active listings and carry the date they were calculated.

What to keep in mind

Rent estimates, cashflow figures, cap rates and investment grades are model estimates for information. They are not an appraisal, not a guarantee of performance, and not financial, tax or legal advice. Check the numbers against your own lender quote and your own expenses before you make an offer.

Found something wrong on a listing? Tell us and we will look at it.