2062 Irving St
Atop 10%San Diego, CA 92113
One license per person in San Diego: whether you can hold it depends on you, not only the home.
87 licensed short-term rentals within ½ mile (68 whole home), from the cities' license and permit lists of Nov 13, 2026.
Pass at asking: -$1,656/mo full cashflow at 20% down, 7.36% rate.
Works at $258,386 (46% under asking), or at 71% down.
Rent $2,564/mo from 13 leases of 1–3 bed houses within 1 mi ($2,299–$2,690).
Beds
2
Baths
1
Sqft
672
Year Built
1935
Days on Market
45
Property Type
Single Family
HOA/mo
N/A
MLS ID
260023622SD
This property is in San Diego (92113). Browse neighborhood analytics →
About This Property
Investors... this is your chance to purchase a 2 bedroom, 1 bath house that includes an additional garage in rear with an unfinished apartment above the garage. House/ property being sold AS-IS to cash buyer only.
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Est. Monthly Payment
$3,234
Location
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Zoned Schools
Elementary
Burbank Elementary · grades PK-5 · San Diego Unified
Middle
Logan Memorial Educational Campus · grades PK-12 · San Diego Unified
High
Logan Memorial Educational Campus · grades PK-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.
Renovation math
Flagged Fixer from the listing remarks — “unfinished”, “sold as-is”, “as-is”.
- Asking now
- $475K
- Worth finished
- $429K
- Already above finished value
- −$46,192
$707/sqft
$638/sqft × 672 sqft
$69/sqft over
Comparable finished homes nearby suggest this is worth about $429K — below the asking price. A renovation here has to be funded out of the purchase, not the spread.
Rent once renovated
- Rent at par
- $1,944/mo
- Cashflow at that rent
- −$2,134/mo
$2.89/sqft × 672 sqft, median of 4 comps
cap rate 1.48%, DSCR 0.60
Heads up: the rent estimate elsewhere on this page ($2,564/mo) is above what comparable finished homes here support. A home that needs work does not out-rent them, so treat $1,944/mo as the ceiling.
Buying at asking and achieving par rent, excluding the renovation spend itself. We don't publish a current-condition rent: no listing remark says how much work a home needs, and mid-renovation it earns nothing.
Based on 4 comparable homes of the same property type and size currently listed nearby — asking prices and modelled rents, not closed sales. A contractor's scope, not this page, decides what a renovation actually costs.
Comparable Properties
4 comps foundThis Property
$2,564
Comp Average
$3,139
3905 Marine View
2bd / 2ba · 1,062 sqft · Single Family
$595K
Est. $3,094/mo
304 Milbrae St
2bd / 2ba · 1,105 sqft · Single Family
$685K
Est. $3,146/mo
4029 Delta St
3bd / 2ba · 868 sqft · Single Family
$669K
Est. $2,992/mo
4156 Franklin Avenue
4bd / 2ba · 1,158 sqft · Single Family
$760K
Est. $3,325/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
13 leases of 1–3 bed houses within 1 mi · $2,299–$2,690
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$1,656/mo short at 20% down; 71% down or +$2,151/mo rent closes it.
- Break-even price
- $258,386
- Break-even rent
- $4,715/mo
- Cashflow at 35% down
- −$1,165/mo
- Down payment to break even
- 71%
- Rate to break even
- Not reachable
46% under asking
$2,151/mo above the estimate
$337,250 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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