3105 Garrison St

Ctop 80%

San Diego, CA 92106

$1,595,000

NEW — 1d

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.

74 licensed short-term rentals within ½ mile (47 whole home), from the cities' license and permit lists of Nov 14, 2026.

Pass at asking: -$7,287/mo full cashflow at 20% down, 7.36% rate.

Works at $641,528 (60% under asking), or at 87% down.

Rent $6,367/mo from 9 leases of 3-bed houses within 1 mi ($5,857–$6,196).

Beds

Baths

Sqft

1,710

Year Built

1947

Days on Market

Property Type

Single Family

HOA/mo

N/A

MLS ID

260027030SD

This property is in San Diego (92106). View neighborhood stats →

About This Property

***Location*Location*Location***Roseville***Point Loma***92106***Zoning*Zoning*Zoning***RM-3-7***One Unit per 1,000 Sq Ft Of Land Yields 5 Units For A Total Of 8,910 Sq Ft Of Structure***(50 x 100) 5,000 Sq Ft Flat Level Usable Corner Lot 2 Blocks To The Bay***AIRBNB Potential 15 Bedrooms @ $4,000 MTH =$60,000 MTH/$720,000 YR * 14% *On A Five Million Dollar All In Investment (Acquisition + Build) ***GRM 7X***7% Cap Rate OR Live In The Existing 3BR/2BA 1700 Sq Ft Of Single Story Living And Add An ADU & Jr ADU For Income Or A Family / Care Giver*** Listed Less Than Appraised Value** Airport Downtown In Minutes Without Having To Get On A Freeway*** All The Benefits Of The Shops & Resuarants At Liberty Station Without The Forever Never Ending Annoying And Expensive HOA & Mello Roos Fees***

Mortgage Calculator

Est. Monthly Payment

$10,860

Principal & Interest$8,800

Property Tax$1,595

Insurance$465

Down Payment

%($319,000)

Interest Rate

Loan Term

Location

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Zoned Schools

Elementary
Cabrillo Elementary · grades PK-4 · San Diego Unified
Middle
Correia Middle · grades 7-8 · San Diego Unified
High
Point Loma 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.

Comparable Properties

5 comps found

This Property

$6,367

Comp Average

$5,614

3006 Yonge St

3bd / 2ba · 1,625 sqft · Single Family

$1.40M

Est. $5,956/mo

3503 Udall

3bd / 2.5ba · 1,987 sqft · Single Family

$1.75M

Est. $6,639/mo

3204 Ingelow St.

3bd / 2ba · 1,408 sqft · Single Family

$1.45M

Est. $5,261/mo

3761 Oleander Dr

3bd / 3ba · 1,642 sqft · Single Family

$1.75M

Est. $5,630/mo

3036 Russell St.

3bd / 2ba · 1,725 sqft · Single Family

$1.60M

Est. $4,586/mo

Comps based on same zip code, similar beds (±1), price range (60-150%).

Investment Score

14C

Est. Monthly Rent

$6,367

9 leases of 3-bed houses within 1 mi · $5,857–$6,196

Blended 50/50 with the zip's market median ($6,622)

Monthly Cashflow

Rent − PITIA

-$4,493

Full Cashflow

Incl. vacancy, PM, maint, capex

-$7,287

What would make this work?

$7,287/mo short at 20% down; 87% down or +$9,463/mo rent closes it.

Break-even price: $641,528
Break-even rent: $15,830/mo
Cashflow at 35% down: −$5,637/mo
Down payment to break even: 87%
Rate to break even: Not reachable

Mortgage (P+I)

$8,800

Cap Rate

1.38%

Cash-on-Cash

-27.41%

DSCR

Need ≥ 1.25 for DSCR loan

0.59

NOI (Annual)

$21,981

Price-to-Rent

Lower = better for investors

20.9

* 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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CCashflow−$7,287/mo