2164 Tokalon Street
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2164 Tokalon Street

Dbottom 20%

San Diego, CA 92110

$2,835,000
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.

32 licensed short-term rentals within ½ mile (17 whole home), from the cities' license and permit lists of Nov 2, 2026.

Pass at asking: -$16,101/mo full cashflow at 20% down, 7.49% rate.

Works at $747,622 (74% under asking); even all cash loses money at asking.

Rent $7,489/mo from 8 leases of 4–6 bed houses within 2 mi ($7,398–$9,062).

Beds

5

Baths

3

Sqft

3,272

Year Built

1970

Days on Market

45

Property Type

Single Family

HOA/mo

N/A

MLS ID

PTP2607073

This property is in San Diego (92110). View neighborhood stats →

Virtual Tour

About This Property

Dramatic bay, ocean, and city views from nearly every room in the house. This hilltop masterpiece offers a prime location and an unforgettable setting in highly coveted Bay Park. Positioned on one of the neighborhood’s peak vantage points along an unusually wide, peaceful stretch of Tokalon Street with no through traffic, this impeccably cared-for home has a presence from the moment you arrive. Open the front door, and the view takes over: a sweeping west-facing, 180-degree panorama across Mission Bay to the Pacific Ocean, Point Loma, Mount Soledad, and the San Diego coastline, complete with sunsets and SeaWorld fireworks over the bay. Designed to create a true indoor-outdoor living experience, the home features multi-panel sliding glass doors that open the living room directly onto a spacious main deck, with room to gather, dine, or unwind beside the fire pit, in-ground spa, and water feature. Manicured privacy hedges enhance the sense of seclusion, while a sheltered front courtyard with a privacy wall and double-gated entrance, plus a separate side yard, offers additional places to entertain or retreat. Inside, the updated kitchen features premium appliances, a convection oven, and a separate island prep sink. Hardwood floors and a gas fireplace add warmth, while dual-pane windows, skylights, and solar tubes fill the interior with natural light. Improvements include central air and furnace, water heater, appliances, and solar. The property extends well down the rear hillside, creating a buffer below the home and offering possibilities for future use or expansion. For all its privacy and peacefulness, the location keeps you close to Mission Bay, the beaches, Downtown, the airport, and major freeways while maintaining convenient accessibility. Photos and video offer a glimpse, but the scale of the outlook and the feeling of being here deserve to be experienced in person.

Mortgage Calculator

Est. Monthly Payment

$19,505

Principal & Interest$15,843
Property Tax$2,835
Insurance$827
%($567,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Bay Park Elementary · grades K-5 · San Diego Unified

  • Middle

    Marston Middle · grades 6-8 · San Diego Unified

  • High

    Clairemont 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
$7,489

8 leases of 4–6 bed houses within 2 mi · $7,398–$9,062

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$12,016
Full Cashflow

Incl. vacancy, PM, maint, capex

-$16,101

What would make this work?

$16,101/mo short at 20% down; +$20,910/mo rent closes it.

Break-even price

74% under asking

$747,622
Break-even rent

$20,910/mo above the estimate

$28,399/mo
Cashflow at 35% down
−$13,130/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)
$15,843
Cap Rate
0.05%
Cash-on-Cash
-34.08%
DSCR

Need ≥ 1.25 for DSCR loan

0.38

NOI (Annual)
$1,398
Price-to-Rent

Lower = better for investors

31.5

* 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.

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DCashflow−$16,101/mo