5285 Reservoir
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5285 Reservoir

Ctop 80%

San Diego, CA 92115

$674,999
NEW — 1d
STR: check · no permits in this complex · TOT 12.75%

24 licensed short-term rentals within ½ mile (17 whole home), from the cities' license and permit lists of Nov 13, 2026.

No unit in this 6-unit complex holds a short-term rental license, so nothing shows its HOA allows them. Get the CC&Rs before counting on short-term income.

Pass at asking: -$3,582/mo full cashflow at 20% down, 7.36% rate.

Works at $206,278 (69% under asking), or at 97% down.

Rent $3,138/mo from 31 leases of 2-bed condos & townhomes within 2 mi ($3,545–$3,820).

Beds

2

Baths

2

Sqft

1,740

Year Built

1979

Days on Market

1

Property Type

Townhouse

HOA/mo

$840

MLS ID

260026791SD

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

Virtual Tour

About This Property

Phenomenally upgraded & centrally located townhome offering stylish, turnkey living and exceptional privacy! Soaring 10-foot ceilings welcome you into a spacious living room with a fireplace, private balcony & plantation shutters, while the adjoining dining area opens to a beautifully remodeled kitchen w/ quartz countertops, newer cabinetry, tile backsplash, under-cabinet lighting & stainless steel appliances. Designer LVP flooring flows throughout & both bathrooms have been completely remodeled w/ attractive modern finishes. Additional highlights include two private balconies/patios, recessed lighting, skylights, abundant storage and an attached two-car garage with laundry plus driveway parking. With only one common wall buffered by the garage stairwell, the home delivers a remarkable sense of separation and single-family-style privacy. Enjoy resort-inspired community amenities and a convenient location near SDSU, Downtown San Diego and major freeways. Additional highlights include skylights, recessed lighting, ceiling fans in both bedrooms, a walk-in primary closet and generous storage throughout. Two separate balconies/patios create inviting outdoor spaces for relaxing or entertaining. The attached two-car garage includes the laundry area, while the private driveway provides additional parking flexibility. With only one common wall buffered by the garage stairwell, the residence offers exceptional separation and a private, single-family-home feel. Community amenities include a swimming pool, spa, recreation area, tennis courts and ample guest parking. This exceptional residence offers convenient access to employment centers, dining, shopping, entertainment and recreation. Thoughtfully upgraded from top to bottom, there is truly nothing left to do but move in and make this outstanding townhome your own.

Mortgage Calculator

Est. Monthly Payment

$5,436

Principal & Interest$3,724
Property Tax$675
Insurance$197
HOA$840
%($135,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Pendleton Elementary · grades K-5 · San Diego Unified

  • Middle

    Mann Middle · grades 6-8 · San Diego Unified

  • High

    Crawford 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 found

This Property

$3,138

vs

Comp Average

$3,581

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

Investment Score

19C
Est. Monthly Rent
$3,138

31 leases of 2-bed condos & townhomes within 2 mi · $3,545–$3,820

Blended 50/50 with the zip's market median ($2,565)

Monthly Cashflow

Rent − PITIA

-$2,298
Full Cashflow

Incl. vacancy, PM, maint, capex

-$3,582

What would make this work?

$3,582/mo short at 20% down; 97% down or +$4,652/mo rent closes it.

Break-even price

69% under asking

$206,278
Break-even rent

$4,652/mo above the estimate

$7,790/mo
Cashflow at 35% down
−$2,884/mo
Down payment to break even

$654,749 cash

97%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$3,724
Cap Rate
0.53%
Cash-on-Cash
-31.84%
DSCR

Need ≥ 1.25 for DSCR loan

0.58

NOI (Annual)
$3,584
Price-to-Rent

Lower = better for investors

17.9

* 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−$3,582/mo