2454 Presidio Dr
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2454 Presidio Dr

Dbottom 20%

San Diego, CA 92103

$3,500,000
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.

34 licensed short-term rentals within ½ mile (25 whole home), from the cities' license and permit lists of Nov 11, 2026.

Pass at asking: -$21,523/mo full cashflow at 20% down, 7.43% rate.

Works at $697,714 (80% under asking); even all cash loses money at asking.

Rent $6,959/mo from 9 leases of houses within 1 mi, same school area, size-adjusted ($5,896–$8,555).

Beds

5

Baths

3.5

Sqft

2,738

Year Built

1928

Days on Market

109

Property Type

Single Family

HOA/mo

N/A

MLS ID

260018207SD

This property is in San Diego (92103). View neighborhood stats →

Virtual Tour

About This Property

A Rare Mission Hills Treasure – First Time on the Market in Nearly 40 Years Steeped in history, timeless elegance, and undeniable charm, this extraordinary 1928 Spanish Revival home is being offered for sale for the first time in nearly four decades. Nestled in the heart of Mission Hills—one of San Diego’s most coveted historic neighborhoods—this remarkable residence presents a once-in-a-generation opportunity to own a true architectural gem. From the moment you arrive, you’ll be captivated by the home’s classic Spanish character. Rich architectural details, graceful archways, handcrafted accents, and original craftsmanship reflect an era when homes were built with artistry, quality, and enduring beauty in mind. Every room tells a story, blending historic charm with warmth and sophistication. Lovingly cared for by the same family for almost 40 years, this residence has been a place where memories were made and traditions were cherished. Its thoughtful layout offers inviting living spaces filled with natural light, creating an atmosphere that is both elegant and welcoming. Whether you’re entertaining guests or enjoying a quiet evening at home, this timeless property provides the perfect setting. Situated in the prestigious Mission Hills community, you’ll enjoy tree-lined streets, stunning architecture, and close proximity to San Diego’s finest dining, shopping, parks, and cultural attractions. The neighborhood’s rich history and unmatched charm make it one of the city’s most desirable places.

Mortgage Calculator

Est. Monthly Payment

$23,965

Principal & Interest$19,444
Property Tax$3,500
Insurance$1,021
%($700,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Grant K-8 · grades K-8 · San Diego Unified

  • Middle

    Correia Middle · grades 7-8 · San Diego Unified

    or Roosevelt International Middle · grades 6-8 · San Diego Unified

    Choice area: the district lets families here pick either school.

  • High

    San Diego High · grades 9-12 · San Diego Unified

    or Point Loma High · grades 9-12 · San Diego Unified

    Choice area: the district lets families here pick either school.

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
$6,959

9 leases of houses within 1 mi, same school area, size-adjusted · $5,896–$8,555

Monthly Cashflow

Rent − PITIA

-$17,006
Full Cashflow

Incl. vacancy, PM, maint, capex

-$21,523

What would make this work?

$21,523/mo short at 20% down; +$27,952/mo rent closes it.

Break-even price

80% under asking

$697,714
Break-even rent

$27,952/mo above the estimate

$34,911/mo
Cashflow at 35% down
−$17,877/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)
$19,444
Cap Rate
-0.59%
Cash-on-Cash
-36.90%
DSCR

Need ≥ 1.25 for DSCR loan

0.29

NOI (Annual)
-$20,775
Price-to-Rent

Lower = better for investors

41.9

* 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−$21,523/mo