5645 Friars Road #387
Ctop 80%San Diego, CA 92110
One license per person in San Diego: whether you can hold it depends on you, not only the home.
22 licensed short-term rentals within ½ mile (18 whole home), from the cities' license and permit lists of Nov 13, 2026.
1 short-term rental license on file in this 67-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: -$3,286/mo full cashflow at 20% down, 7.36% rate.
Works at $234,970 (65% under asking), or at 92% down.
Rent $3,208/mo from 13 leases of 1–3 bed condos & townhomes within 1 mi, same school area ($2,896–$3,291).
Beds
2
Baths
2
Sqft
1,118
Year Built
1980
Days on Market
45
Property Type
Condo
HOA/mo
$674
MLS ID
260023664SD
This property is in San Diego (92110). View neighborhood stats →
About This Property
A pleasure to show! Location, Location. Top Floor Unit with high ceilings and Newly Refurbished. Living room opens to a delightful terrace with views of pool and green belt. Great Complex with amenities, pools, recreation room and guard. The unit shows light and bright. Ample bedrooms and bathrooms. Two underground parking spaces. Walk-in Closet. Indoor laundry. Close to shopping, transportation, USD and SDSU.
Mortgage Calculator
Est. Monthly Payment
$5,202
Location
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Zoned Schools
Elementary
Carson Elementary · grades PK-5 · San Diego Unified
Middle
Montgomery Middle · grades 6-8 · San Diego Unified
High
Kearny Digital Media & Design · grades 9-12 · San Diego Unified
or Kearny School of Biomedical Science and Technology · grades 9-12 · San Diego Unified
or Kearny College Connections · grades 9-12 · San Diego Unified
or Kearny Eng Innov & Design · grades 9-12 · San Diego Unified
Choice area: the district lets families here pick either school.
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
$3,208
Comp Average
$3,185
1124 Fresno Street
2bd / 2.5ba · 1,188 sqft · Condo
$656K
Est. $3,376/mo
5665 Friars Rd
2bd / 2ba · 1,060 sqft · Condo
$570K
Est. $3,162/mo
5875 Friars Road
2bd / 2ba · 1,112 sqft · Condo
$599K
Est. $3,092/mo
6028 Gaines St
2bd / 2ba · 1,058 sqft · Condo
$659K
Est. $3,314/mo
5895 Friars Rd
2bd / 2ba · 1,112 sqft · Condo
$650K
Est. $2,980/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
13 leases of 1–3 bed condos & townhomes within 1 mi, same school area · $2,896–$3,291
Blended 50/50 with the zip's market median ($3,292)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,286/mo short at 20% down; 92% down or +$4,267/mo rent closes it.
- Break-even price
- $234,970
- Break-even rent
- $7,475/mo
- Cashflow at 35% down
- −$2,598/mo
- Down payment to break even
- 92%
- Rate to break even
- Not reachable
65% under asking
$4,267/mo above the estimate
$611,800 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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