2157 Harbour Heights Road
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2157 Harbour Heights Road

Dbottom 20%

San Diego, CA 92109

$5,885,000
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.

42 licensed short-term rentals within ½ mile (27 whole home), from the cities' license and permit lists of Nov 10, 2026.

Pass at asking: -$36,556/mo full cashflow at 20% down, 7.43% rate.

Works at $1,125,393 (81% under asking); even all cash loses money at asking.

Rent $11,225/mo from 8 leases of 4-bed houses within 1 mi ($9,965–$12,324).

Beds

4

Baths

3

Sqft

4,000

Year Built

2026

Days on Market

99

Property Type

Single Family

HOA/mo

N/A

MLS ID

260018847SD

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

Virtual Tour

About This Property

We couldn’t be prouder to present for your consideration this four bedroom, three bath just completed two story exquisite modern home designed to capture the finest views from Mission Bay, Downtown, Coronado Bridge and the Islands beyond. Walls of glass throughout the house will captivate you at the same time that you will marvel at the finishing details found in homes at least three times more expensive. For example, all the doors are made of hand-crafted solid wood using the finest pickled oak vertical grain veneer finished with striking modern bronze finished hardware. The exterior walls are finished with imported Italian porcelain veneer. Solid quartz slabs have been used throughout and there is bleached oak extra wide and length plank luxury flooring. State of the art micro can lighting can be found throughout along with direct and indirect lighting for a soft glow accent on the walls. There are two primary suites, one on each level, and large finished closets. The second level primary leads to a second living or family room pouring onto an enormous view balcony with secondary kitchen. The bathroom has a double walk- in shower measuring 12x5 feet and his and her 20 inch rain heads and walls wrapped in 7 slabs of quartz. Additionally, there is a finished oval soaking tub. The open concept kitchen, living and dining room will take your breath away both for its artistic beauty and volume. Autograph Edition Z Line appliances grace the kitchen and feature a side by side 30 inch refrigerator and freezer, a 48 inch double stove with six burners plus griddle, dis

Mortgage Calculator

Est. Monthly Payment

$40,295

Principal & Interest$32,694
Property Tax$5,885
Insurance$1,716
%($1,177,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Sessions Elementary · grades K-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

0D
Est. Monthly Rent
$11,225

8 leases of 4-bed houses within 1 mi · $9,965–$12,324

Monthly Cashflow

Rent − PITIA

-$29,070
Full Cashflow

Incl. vacancy, PM, maint, capex

-$36,556

What would make this work?

$36,556/mo short at 20% down; +$47,475/mo rent closes it.

Break-even price

81% under asking

$1,125,393
Break-even rent

$47,475/mo above the estimate

$58,700/mo
Cashflow at 35% down
−$30,426/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)
$32,694
Cap Rate
-0.67%
Cash-on-Cash
-37.27%
DSCR

Need ≥ 1.25 for DSCR loan

0.28

NOI (Annual)
-$39,608
Price-to-Rent

Lower = better for investors

43.7

* Modelled at 20% down, 7.43% 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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DCashflow−$36,556/mo