1626 Pacific Beach
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1626 Pacific Beach

Dbottom 20%

San Diego, CA 92109

$1,899,000
STR-eligible · San Diego Tier 3 · TOT 12.75%

One license per person in San Diego: whether you can hold it depends on you, not only the home.

338 licensed short-term rentals within ½ mile (277 whole home), from the cities' license and permit lists of Nov 3, 2026.

Pass at asking: -$10,736/mo full cashflow at 20% down, 7.49% rate.

Works at $507,116 (73% under asking); even all cash loses money at asking.

Rent $5,080/mo from 8 leases of 1–3 bed houses within 0.5 mi, same school area ($4,859–$6,496).

Beds

2

Baths

2

Sqft

1,200

Year Built

1951

Days on Market

45

Property Type

Single Family

HOA/mo

N/A

MLS ID

260022876SD

This property is in San Diego (92109). View neighborhood stats →

Virtual Tour

About This Property

Welcome home to 1626 Pacific Beach Drive, a beautifully remodeled single-story detached gem tucked into the coveted Crown Point neighborhood, just one mile from the iconic Pacific Beach Boardwalk. This light-filled 2-bedroom residence also offers a versatile bonus room ideal as a third bedroom, a private home office, or a kids' room, giving you flexibility to live and work the way you want. An open-concept layout sets the tone for effortless entertaining, with seamless indoor-outdoor flow that's the hallmark of true coastal California living. Step through the kitchen slider onto an expansive deck complete with a hot tub, perfect for sunset soaks, while the privacy-fenced front yard adds a welcoming sense of retreat. The chef's kitchen is the heart of the home, showcasing quartz countertops, designer pendant lighting over the island, a farmhouse sink with single-handle faucet, a stunning tile backsplash, soft-close cabinetry, and a full stainless steel appliance suite featuring a 5-burner gas range with microwave above, dishwasher, and refrigerator. Thoughtful upgrades run throughout, including luxury vinyl wide-plank flooring, recessed lighting, ceiling fans, dual pane windows, central heating and air, a walk-in closet, and an enclosed indoor laundry space off the kitchen that connects to the office. Behind the scenes, the home has been brought up to modern standards with upgraded electrical, ABS plumbing, and a replaced roof, giving you peace of mind for years to come. Parking is a non-issue with a 1-car garage featuring epoxy flooring, plus a driveway. The location is what dreams are made of: stroll out your door to the 12-mile Mission Bay Bike Path that winds along the interior bay, soak in the energy of the Boardwalk, Fiesta and Sail Bay, Campland, Belmont Park, and SeaWorld, all within easy reach. Spend your weekends exploring trendy hotel bars, casual cafés, surf-inspired boutiques, and yoga studios, or stay active with golf, disc golf, tennis, pickleball, canoeing, boating, ski clubs, and Ride Circuit just minutes away. Love where you live—make this Pacific Beach beauty your new home today.

Mortgage Calculator

Est. Monthly Payment

$13,065

Principal & Interest$10,612
Property Tax$1,899
Insurance$554
%($379,800)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Crown Point 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.

Investment Score

1D
Est. Monthly Rent
$5,080

8 leases of 1–3 bed houses within 0.5 mi, same school area · $4,859–$6,496

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$7,985
Full Cashflow

Incl. vacancy, PM, maint, capex

-$10,736

What would make this work?

$10,736/mo short at 20% down; +$13,943/mo rent closes it.

Break-even price

73% under asking

$507,116
Break-even rent

$13,943/mo above the estimate

$19,023/mo
Cashflow at 35% down
−$8,746/mo
Down payment to break even

Negative even all-cash

Not reachable
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$10,612
Cap Rate
0.08%
Cash-on-Cash
-33.92%
DSCR

Need ≥ 1.25 for DSCR loan

0.39

NOI (Annual)
$1,561
Price-to-Rent

Lower = better for investors

31.2

* Modelled at 20% down, 7.49% 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.

Open Full Calculator
DCashflow−$10,736/mo