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5148 Rincon

Ctop 80%

San Diego, CA 92115

$795,000

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.

15 licensed short-term rentals within ½ mile (13 whole home), from the cities' license and permit lists of Nov 10, 2026.

Pass at asking: -$3,683/mo full cashflow at 20% down, 7.43% rate.

Works at $315,505 (60% under asking), or at 87% down.

Rent $3,147/mo from 10 leases of 1–3 bed houses within 1 mi, same school area ($3,475–$3,791).

Beds

Baths

Sqft

1,088

Year Built

1951

Days on Market

Property Type

Single Family

HOA/mo

N/A

MLS ID

260023478SD

This property is in San Diego (92115). View neighborhood stats →

Virtual Tour

About This Property

Opportunity abounds —just minutes from SDSU. Set on an ample-sized lot, this charming and light-filled 2-bedroom, 1-bath home offers a rare chance to create something truly special. An optional third bedroom adds flexibility, while the thoughtful siting of the home leaves substantial space at the rear of the property for an ADU, subject to applicable approvals. The one-car garage and generous outdoor space further enhance the possibilities. Remodel and expand the existing residence or add an ADU to maximize the property’s versatility and value. A compelling offering in a highly desirable SDSU-area setting, close to campus, shopping, dining, and all that San Diego has to offer.

Mortgage Calculator

Est. Monthly Payment

$5,443

Principal & Interest$4,417

Property Tax$795

Insurance$232

Down Payment

%($159,000)

Interest Rate

Loan Term

Location

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Zoned Schools

Elementary
Pendleton Elementary · grades K-5 · San Diego Unified
or Hardy Elementary · grades K-5 · San Diego Unified
Choice area: the district lets families here pick either school.
Middle
Lewis Middle · grades 6-8 · San Diego Unified
High
Henry 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

$3,147

Comp Average

$3,242

6468 Cleo Street

3bd / 1ba · 996 sqft · Single Family

$799K

Est. $3,719/mo

5478 Gilbert Drive

3bd / 2ba · 1,020 sqft · Single Family

$799K

Est. $3,343/mo

4325 Athens

2bd / 1ba · 1,178 sqft · Single Family

$825K

Est. $3,112/mo

4333 58th Street

2bd / 1ba · 931 sqft · Single Family

$820K

Est. $2,890/mo

5217 Monroe Avenue

2bd / 1ba · 1,040 sqft · Single Family

$875K

Est. $3,146/mo

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

Investment Score

27C

Est. Monthly Rent

$3,147

10 leases of 1–3 bed houses within 1 mi, same school area · $3,475–$3,791

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$2,297

Full Cashflow

Incl. vacancy, PM, maint, capex

-$3,683

What would make this work?

$3,683/mo short at 20% down; 87% down or +$4,783/mo rent closes it.

Break-even price: $315,505
Break-even rent: $7,930/mo
Cashflow at 35% down: −$2,855/mo
Down payment to break even: 87%
Rate to break even: Not reachable

Mortgage (P+I)

$4,417

Cap Rate

1.34%

Cash-on-Cash

-27.80%

DSCR

Need ≥ 1.25 for DSCR loan

0.58

NOI (Annual)

$10,692

Price-to-Rent

Lower = better for investors

21.1

* 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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CCashflow−$3,683/mo