5153 Muir Avenue
Dbottom 20% of multifamilySan Diego, CA 92107
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 3 (whole home), through May 2027. It doesn’t transfer: a buyer applies for their own.
308 licensed short-term rentals within ½ mile (269 whole home), from the cities' license and permit lists of Nov 11, 2026.
Pass at asking: -$21,272/mo full cashflow at 20% down, 7.43% rate.
Works at $929,372 (75% under asking); even all cash loses money at asking.
Rent $9,270/mo: 2 units of about 1,685 sqft, each priced from up to 17 closed leases within 1 mi ($8,434–$11,374).
Beds
—
Baths
—
Sqft
3,370
Year Built
1975
Days on Market
232
Property Type
Multi-Family
HOA/mo
N/A
MLS ID
PTP2602227
This property is in San Diego (92107). View neighborhood stats →
About This Property
Step into an extraordinary coastal investment opportunity just steps from the sand in the heart of iconic Ocean Beach. This rare “two-on-one” property offers the ultimate beachside compound lifestyle, combining versatility, scale, and breathtaking whitewater ocean and bay views. Set on an expansive 6,165 sq ft lot with an additional approximate 3,000 sq ft easement, this exceptional property delivers both space and potential—an increasingly rare find this close to the shoreline. The front residence is a beautifully preserved Craftsman-style home featuring 3 bedrooms and 2 bathrooms, rich wood flooring, elegant quartzite countertops, and a spacious finished attic ideal for a bonus room, office, or creative retreat. The fully gated front yard creates a private oasis with lush turf, a welcoming covered porch, and curated outdoor lounge areas perfect for relaxed coastal living. 2 parking spaces. Privately positioned at the rear, the detached townhome offers 3 bedrooms and 3.5 bathrooms, elevated above an impressive parking configuration including a 3-car garage, additional 1-car garage, and covered carport plus parking for 4 other cars. From this vantage point, enjoy sweeping water views—boats gliding through the Mission Bay Channel, rolling waves, and unforgettable sunset skies. Additional highlights include owned solar, a powered vehicle gate, outdoor shower for post-beach living, and ample off-street parking—an absolute luxury in this coveted neighborhood. Whether you’re seeking a legacy property, multi-generational retreat, or high-performing coastal investment, this is a truly rare offering just moments from Ocean Beach’s vibrant shops, dining, and laid-back charm.The
Small multifamily · 2 units
Valued on income: each unit priced from closed leases nearby, then added up. County records: 2 units.
| Unit | Units | Rent each | Subtotal |
|---|---|---|---|
| Average unit~1,685 sqft · 17 leases within 1 mi | 2 | $4,635 | $9,270 |
| Gross rent, all units | $9,270/mo | ||
- Gross rent multiplier
- 33.3
- Price per unit
- $1,849,500
- NOI (a year)
- -$3,109
- Cap rate
- -0.08%
Price ÷ a year's gross rent
Median $800,000 across 9 listed 2–4 unit buildings in 92107
Default vacancy, management, upkeep, tax, insurance
Its grade compares it with other multifamily listings only: a building valued on income isn't ranked against houses and condos.
House hack with FHA
Live in the one unit, rent the other 1.
- Down payment
- $2,285,650
- Your cost to live there
- $14,858/mo
- More than renting it
- $10,223/mo
61.8% · plus closing costs
After $4,635/mo from the other unit
vs $4,635/mo to rent the same unit
How this is figured
- Loan $1,438,084 ($1,413,350 + 1.75% upfront mortgage insurance) at 7.18% (Freddie Mac 30-year average, week of Nov 5, 2026), 30 years: $9,742/mo
- FHA mortgage insurance $824/mo · property tax $3,699/mo · insurance $1,079/mo
- Vacancy, management and capex on the rented units, upkeep on the building: $4,149/mo
- FHA allows 3.5% down on 2–4 units when you live in one, up to HUD's 2026 San Diego County limit for 2 units ($1,413,350); this price is above it, so the down payment covers the difference. Lenders count only part of the other units' rent toward qualifying.
Compare other buildings on the small multifamily page.
Mortgage Calculator
Est. Monthly Payment
$25,327
Location
Loading map...
Zoned Schools
Elementary
Ocean Beach 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
3 comps foundThis Property
$9,270
Comp Average
$8,870
4769 Del Mar Avenue
3,133 sqft · Multi-Family
$3.25M
Est. $9,940/mo
4474 Cape May Avenue
4bd / 3ba · 2,428 sqft · Duplex
$2.50M
Est. $7,400/mo
5153 Muir Avenue
3,370 sqft · Multi-Family
$3.60M
Est. $9,270/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
This is a 2-unit building: on the mid-term and short-term tabs, enter the rent, nightly rate and occupancy for all units combined.
Investment Score
2 units of about 1,685 sqft, each priced from up to 17 closed leases within 1 mi · $8,434–$11,374
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$21,272/mo short at 20% down; +$27,626/mo rent closes it.
- Break-even price
- $929,372
- Break-even rent
- $36,896/mo
- Cashflow at 35% down
- −$17,419/mo
- Down payment to break even
- Not reachable
- Rate to break even
- Not reachable
75% under asking
$27,626/mo above the estimate
Negative even all-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