1251 Van Nuys St
Dbottom 20%San Diego, CA 92109
One license per person in San Diego: whether you can hold it depends on you, not only the home.
89 licensed short-term rentals within ½ mile (58 whole home), from the cities' license and permit lists of Nov 13, 2026.
Pass at asking: -$30,903/mo full cashflow at 20% down, 7.36% rate.
Works at $956,159 (81% under asking); even all cash loses money at asking.
Rent $9,490/mo from 10 leases of condos & townhomes within 1 mi, size-adjusted ($8,580–$10,854).
Beds
6
Baths
4
Sqft
4,000
Year Built
2026
Days on Market
1
Property Type
Townhouse
HOA/mo
N/A
MLS ID
260021798SD
This property is in San Diego (92109). View neighborhood stats →
About This Property
Six-car attached garage. Residential elevator. Coastal living with room to breathe! This newly built luxury pairs a primary residence + ADU with features seldom found together in Pacific Beach. Approximately 4,000 square feet of living space. Expansive sliding glass doors and high ceilings create a bright indoor/outdoor experience, complemented by heated bathroom floors, Bosch appliances, induction cooking, custom cabinetry and waterfall-style quartz surfaces. Contemporary finishes continue with floor-to-ceiling tile, automated blinds, security features and fire sprinklers. The attached six-car garage offers extraordinary enclosed parking and storage plus electrical capability for plug-in/hybrid vehicles. Additional features include solar, smart security system, and heated flooring. A rare multi unit opportunity with potential income. Coastal view and view-oriented outdoor spaces complete a residence designed for buyers who value architecture, lifestyle and a serious garage capacity. This property can be sold in conjunction with an adjacent property at 1241-1243 Van Nuys St. See listing # 260021632
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Est. Monthly Payment
$34,044
Location
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Zoned Schools
Elementary
Pacific Beach Elementary · grades PK-5 · San Diego Unified
Middle
Pacific Beach Middle · grades 6-8 · San Diego Unified
High
Mission Bay High · grades 9-12 · San Diego Unified
The district's assigned schools for this parcel, from its attendance boundaries and rules. Boundaries change: confirm with the district before you buy.
Comparable Properties
2 comps foundThis Property
$9,490
Comp Average
$6,494
803 Kennebeck Ct
4bd / 3.5ba · 2,277 sqft · Condo
$3.50M
Est. $7,498/mo
1177 Pacific Beach Dr
3bd / 2ba · 1,552 sqft · Condo
$3.20M
Est. $5,490/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
10 leases of condos & townhomes within 1 mi, size-adjusted · $8,580–$10,854
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$30,903/mo short at 20% down; +$40,134/mo rent closes it.
- Break-even price
- $956,159
- Break-even rent
- $49,624/mo
- Cashflow at 35% down
- −$25,731/mo
- Down payment to break even
- Not reachable
- Rate to break even
- Not reachable
81% under asking
$40,134/mo above the estimate
Negative even all-cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% rate, 30yr · vacancy 8% · PM 10% · capex 5% · maintenance 1%/yr.
Estimates only. Not financial advice. Verify all figures independently with a licensed professional before making any investment decision.
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