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5858 Riley St

Ctop 80%

San Diego, CA 92110

$1,099,900

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.

24 licensed short-term rentals within ½ mile (18 whole home), from the cities' license and permit lists of Nov 13, 2026.

Pass at asking: -$5,036/mo full cashflow at 20% down, 7.36% rate.

Works at $440,854 (60% under asking), or at 87% down.

Rent $4,376/mo from 18 leases of 3-bed houses within 2 mi ($4,084–$4,851).

Beds

Baths

Sqft

1,066

Year Built

1956

Days on Market

140

Property Type

Single Family

HOA/mo

N/A

MLS ID

260015493SD

This property is in San Diego (92110). View neighborhood stats →

Virtual Tour

About This Property

Prime infill development opportunity blocks from USD. This RM-3-7 lot sits in a Sustainable Development Area and qualifies for the City’s Complete Communities Housing Solutions program, with preliminary plans submitted to the City for up to 23 units. Rear alley access opens up parking and site design flexibility that street-only lots can’t match. Add the program’s FAR and density bonuses, plus a ministerial path that can avoid discretionary review, and this is a rare entitlement play in a transit-served pocket of Linda Vista. Walk to a Trolley stop under a mile away, with quick access to Mission Bay, the beaches, Riverwalk Golf Club, Fashion Valley, and UTC. The existing mid-century home features original wood flooring, open beam ceilings, and wood-cased windows with strong natural light from its southern exposure, ideal income while you entitle.

Mortgage Calculator

Est. Monthly Payment

$7,489

Principal & Interest$6,068

Property Tax$1,100

Insurance$321

Down Payment

%($219,980)

Interest Rate

Loan Term

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

4 comps found

This Property

$4,376

Comp Average

$3,993

3911 California Street

3bd / 2ba · 1,157 sqft · Single Family

$1.35M

Est. $4,852/mo

4689 Tonopah Avenue

3bd / 2ba · 1,036 sqft · Single Family

$1.15M

Est. $3,978/mo

2242 Congress St

2bd / 1ba · 880 sqft · Single Family

$1.11M

Est. $3,736/mo

2476 Congress St.

2bd / 1ba · 768 sqft · Single Family

$1.30M

Est. $3,404/mo

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

Investment Score

14C

Est. Monthly Rent

$4,376

18 leases of 3-bed houses within 2 mi · $4,084–$4,851

Monthly Cashflow

Rent − PITIA

-$3,113

Full Cashflow

Incl. vacancy, PM, maint, capex

-$5,036

What would make this work?

$5,036/mo short at 20% down; 87% down or +$6,541/mo rent closes it.

Break-even price: $440,854
Break-even rent: $10,917/mo
Cashflow at 35% down: −$3,899/mo
Down payment to break even: 87%
Rate to break even: Not reachable

Mortgage (P+I)

$6,068

Cap Rate

1.36%

Cash-on-Cash

-27.47%

DSCR

Need ≥ 1.25 for DSCR loan

0.58

NOI (Annual)

$15,010

Price-to-Rent

Lower = better for investors

20.9

* 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.

Open Full Calculator

CCashflow−$5,036/mo