425 Beech #204
Ctop 80%San Diego, CA 92101
One license per person in San Diego: whether you can hold it depends on you, not only the home.
176 licensed short-term rentals within ½ mile (153 whole home), from the cities' license and permit lists of Nov 3, 2026.
1 short-term rental license on file in this 47-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: -$2,704/mo full cashflow at 20% down, 7.49% rate.
Works at $194,457 (64% under asking), or at 92% down.
Rent $3,234/mo from 10 leases in this building ($3,160–$3,509). Previously leased for $3,000.
Beds
2
Baths
2
Sqft
995
Year Built
2004
Days on Market
139
Property Type
Condo
HOA/mo
$990
MLS ID
260014631SD
This property is in San Diego (92101). View neighborhood stats →
About This Property
Spacious two-bedroom, two-bathroom residence in Acqua Vista, ideally located in the heart of Little Italy just blocks from San Diego Bay. This second-floor unit features an open-concept floor plan and two private balconies, including a generously sized balcony off the living room with ample space for an outdoor sectional—perfect for relaxing or entertaining. A second private balcony is accessed from the secondary bedroom. Floor-to-ceiling windows in the living room and both bedrooms fill the home with abundant natural light, creating a bright and inviting atmosphere throughout. Additional conveniences include in-unit laundry and a well-designed layout that maximizes comfort and functionality. Residents of Acqua Vista enjoy resort-style amenities, including a fitness center, an eighth-floor pool deck with panoramic views, spa, and BBQ areas.
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Est. Monthly Payment
$4,740
Location
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Zoned Schools
Elementary
Washington Elementary · grades PK-5 · San Diego Unified
Middle
Roosevelt International Middle · grades 6-8 · San Diego Unified
High
San Diego 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 foundThis Property
$3,234
Comp Average
$3,208
425 Beech Street
2bd / 2ba · 977 sqft · Condo
$535K
Est. $3,311/mo
1441 9th Ave
2bd / 2ba · 1,004 sqft · Condo
$588K
Est. $3,592/mo
1465 C St
2bd / 2ba · 1,013 sqft · Condo
$515K
Est. $2,839/mo
450 J St
2bd / 2ba · 993 sqft · Condo
$580K
Est. $2,966/mo
425 Beech Street
2bd / 2ba · 989 sqft · Condo
$600K
Est. $3,331/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
Previously leased for $3,000
10 leases in this building · $3,160–$3,509
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$2,704/mo short at 20% down; 92% down or +$3,511/mo rent closes it.
- Break-even price
- $194,457
- Break-even rent
- $6,745/mo
- Cashflow at 35% down
- −$2,133/mo
- Down payment to break even
- 92%
- Rate to break even
- Not reachable
64% under asking
$3,511/mo above the estimate
$501,400 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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