2610 Torrey Pines Rd. #C22
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2610 Torrey Pines Rd. #C22

Atop 10%

La Jolla, CA 92037

$700,000
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.

This parcel holds a short-term rental license: Tier 2 (home share), through Apr 2027. It doesn’t transfer: a buyer applies for their own.

66 licensed short-term rentals within ½ mile (54 whole home), from the cities' license and permit lists of Nov 1, 2026.

5 short-term rental licenses on file in this 64-unit complex, so its HOA has allowed them. Confirm in the CC&Rs: an HOA can ban stays under 30 days (Civ. Code §4741).

Pass at asking: -$2,647/mo full cashflow at 20% down, 7.49% rate.

Works at $356,844 (49% under asking), or at 75% down.

Rent $4,742/mo from 8 leases of 1–3 bed condos & townhomes within 0.5 mi ($3,938–$4,486).

Beds

2

Baths

2

Sqft

1,204

Year Built

1966

Days on Market

44

Property Type

Condo

HOA/mo

$899

MLS ID

260022646SD

This property is in La Jolla (92037). View neighborhood stats →

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About This Property

Experience the best of La Jolla living in this light-filled home, ideally located just blocks from La Jolla Shores Beach and minutes from UCSD. Tucked toward the back of the complex, this peaceful residence is set away, creating a notably quiet and private setting. Enjoy the refreshing ocean breeze and lovely mountain and garden views from the spacious private balcony—an inviting space to relax or entertain. Inside, the open-concept floor plan is enhanced by a dramatic wall of windows that fills the home with natural light. New light wood luxury vinyl flooring, upgraded living room lighting, new ceiling fans, and dual-pane windows add style and comfort throughout. The beautifully updated kitchen opens seamlessly to the living area and features crisp white cabinetry, updated countertops, and a new Bosch dishwasher, making it ideal for both everyday living and entertaining. Updated bathrooms and a convenient in-unit laundry area located in the second bathroom complete the interior. Residents of the sought-after La Jolla Racquet Club enjoy exceptional amenities, including a pool, spa, two tennis courts, clubhouse, private storage closet, and gated garage parking. Just moments from the beach, shopping, dining, and all that La Jolla has to offer, this is coastal living at its finest.

Mortgage Calculator

Est. Monthly Payment

$5,715

Principal & Interest$3,912
Property Tax$700
Insurance$204
HOA$899
%($140,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Torrey Pines Elementary · grades K-5 · San Diego Unified

  • Middle

    Muirlands Middle · grades 6-8 · San Diego Unified

  • High

    La Jolla 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

51A
Est. Monthly Rent
$4,742

8 leases of 1–3 bed condos & townhomes within 0.5 mi · $3,938–$4,486

Blended 50/50 with the zip's market median ($5,356)

Monthly Cashflow

Rent − PITIA

-$973
Full Cashflow

Incl. vacancy, PM, maint, capex

-$2,647

What would make this work?

$2,647/mo short at 20% down; 75% down or +$3,437/mo rent closes it.

Break-even price

49% under asking

$356,844
Break-even rent

$3,437/mo above the estimate

$8,179/mo
Cashflow at 35% down
−$1,913/mo
Down payment to break even

$525,000 cash

75%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$3,912
Cap Rate
2.58%
Cash-on-Cash
-22.69%
DSCR

Need ≥ 1.25 for DSCR loan

0.83

NOI (Annual)
$18,025
Price-to-Rent

Lower = better for investors

12.3

* 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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ACashflow−$2,647/mo