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5713 Desert View Drive

Ctop 80%

La Jolla, CA 92037

$2,795,000

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 (6 whole home), from the cities' license and permit lists of Nov 6, 2026.

Pass at asking: -$13,811/mo full cashflow at 20% down, 7.43% rate.

Works at $996,696 (64% under asking), or at 92% down.

Rent $9,942/mo from 11 leases of 4–6 bed houses within 1 mi ($8,970–$11,669).

Beds

Baths

Sqft

3,350

Year Built

1973

Days on Market

Property Type

Single Family

HOA/mo

N/A

MLS ID

260018839SD

This property is in La Jolla (92037). View neighborhood stats →

About This Property

Fantastic Easterly views to the mountains and beyond. 5 bedrooms and 4 full baths, 3BR 2 BA up and 2 BR 2 BA down with totally separate entry. Large recreation room down with full Kitchen. Home is totally rebuilt. Downstairs is a totally separate unit with no access from main house. Below is a gym of about 350 SF, not included in SF above. There are numerous decks and balconies on all levels and a deck off the living room with dramatic view. Some work done without City Permits and buyer will have to finalize the permits which are applied for now and in plan review. This is the reason for low price as home should be close to $3.3MM. This is essentially two units in one house, ideal for large split family.

Mortgage Calculator

Est. Monthly Payment

$19,138

Principal & Interest$15,527

Property Tax$2,795

Insurance$815

Down Payment

%($559,000)

Interest Rate

Loan Term

Location

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Zoned Schools

Elementary
La Jolla Elementary · grades K-5 · San Diego Unified
Middle
Muirlands Middle · grades 6-8 · San Diego Unified
High
La Jolla 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

$9,942

Comp Average

$11,764

1160 Via Espana

5bd / 3.5ba · 3,590 sqft · Single Family

$3.60M

Est. $13,893/mo

7901 Avenida Kirjah

6bd / 6.5ba · 3,508 sqft · Single Family

$3.00M

Est. $11,357/mo

5725 Soledad Mountain Rd.

4bd / 3.5ba · 3,220 sqft · Single Family

$2.80M

Est. $10,101/mo

2505 Hidden Valley Pl

5bd / 4ba · 3,527 sqft · Single Family

$4.45M

Est. $14,434/mo

2815 Caminito Merion

4bd / 2.5ba · 3,239 sqft · Single Family

$4.20M

Est. $9,033/mo

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

Investment Score

10C

Est. Monthly Rent

$9,942

11 leases of 4–6 bed houses within 1 mi · $8,970–$11,669

Monthly Cashflow

Rent − PITIA

-$9,195

Full Cashflow

Incl. vacancy, PM, maint, capex

-$13,811

What would make this work?

$13,811/mo short at 20% down; 92% down or +$17,937/mo rent closes it.

Break-even price: $996,696
Break-even rent: $27,879/mo
Cashflow at 35% down: −$10,900/mo
Down payment to break even: 92%
Rate to break even: Not reachable

Mortgage (P+I)

$15,527

Cap Rate

0.95%

Cash-on-Cash

-29.65%

DSCR

Need ≥ 1.25 for DSCR loan

0.52

NOI (Annual)

$26,559

Price-to-Rent

Lower = better for investors

23.4

* 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−$13,811/mo