425 Beech #709
Btop 30%San Diego, CA 92101
One license per person in San Diego: whether you can hold it depends on you, not only the home.
178 licensed short-term rentals within ½ mile (155 whole home), from the cities' license and permit lists of Nov 11, 2026.
1 short-term rental license on file in this 88-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: -$1,776/mo full cashflow at 20% down, 7.43% rate.
Works at $163,761 (59% under asking), or at 85% down.
Rent $2,787/mo from 4 leases in this building ($2,449–$3,078).
Beds
1
Baths
1
Sqft
641
Year Built
2004
Days on Market
0
Property Type
Condo
HOA/mo
$888
MLS ID
260026755SD
This property is in San Diego (92101). View neighborhood stats →
About This Property
Experience the best of downtown San Diego living in this beautifully remodeled 1-bedroom residence at Acqua Vista in the heart of Little Italy! This move-in-ready home features stylish modern finishes throughout, including wood-look tile flooring, sleek quartz countertops in the kitchen and bathroom, and stainless steel appliances. Enjoy your morning coffee or unwind in the evening on your private balcony. Central air conditioning and a full-size washer and dryer add comfort and convenience to everyday living. Acqua Vista delivers the ultimate urban lifestyle with resort-style amenities, including 24-hour concierge and security, valet parking included in the HOA dues, a fitness center, and a spectacular rooftop pool and spa with barbecue and fire pit areas. Step outside and immerse yourself in the vibrant Little Italy lifestyle, surrounded by some of San Diego’s best restaurants, trendy coffee shops, boutique shopping, Waterfront Park, and the beautiful bayfront. With easy access to the airport and major freeways, this is downtown living at its finest. Don't miss your opportunity to own a piece of one of San Diego's most sought-after neighborhoods!
Mortgage Calculator
Est. Monthly Payment
$3,593
Location
Loading map...
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
$2,787
Comp Average
$2,685
1970 Columbia
1bd / 1ba · 631 sqft · Condo
$424K
Est. $3,068/mo
889 Date Street
1bd / 1ba · 671 sqft · Condo
$429K
Est. $2,686/mo
1480 Broadway
1bd / 1ba · 640 sqft · Condo
$340K
Est. $2,310/mo
530 K St
1bd / 1ba · 648 sqft · Condo
$450K
Est. $2,543/mo
425 Beech Street
1bd / 1ba · 655 sqft · Condo
$479K
Est. $2,817/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
4 leases in this building · $2,449–$3,078
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$1,776/mo short at 20% down; 85% down or +$2,306/mo rent closes it.
- Break-even price
- $163,761
- Break-even rent
- $5,093/mo
- Cashflow at 35% down
- −$1,364/mo
- Down payment to break even
- 85%
- Rate to break even
- Not reachable
59% under asking
$2,306/mo above the estimate
$335,750 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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.
Open Full Calculator