6028 Gaines St
Ctop 80%San Diego, CA 92110
23 licensed short-term rentals within ½ mile (18 whole home), from the cities' license and permit lists of Nov 13, 2026.
No unit in this 51-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: -$3,169/mo full cashflow at 20% down, 7.36% rate.
Works at $244,305 (63% under asking), or at 90% down.
Rent $3,314/mo from 12 leases of 1–3 bed condos & townhomes within 0.5 mi, same school area ($2,788–$3,230).
Beds
2
Baths
2
Sqft
1,058
Year Built
1980
Days on Market
413
Property Type
Condo
HOA/mo
$685
MLS ID
250039915SD
This property is in San Diego (92110). View neighborhood stats →
About This Property
Welcome to this rarely available condo in the coveted Park Place community on Gaines Street. This home features vaulted cathedral ceilings, laminate flooring, granite countertops, a cozy fireplace, and a large private balcony perfect for morning coffee or evening sunsets. An attached single car garage with in-unit laundry, and an additional parking space provide convenience and peace of mind. Ideally located just minutes from Fashion Valley Mall, and a short stroll to the Fashion Valley Transit Center, you’ll enjoy effortless access to the trolley and nearby dining and shopping. Local favorites such as J&T Thai Street Food, Pho Kitchen, Giovanni’s Italian, and Mr Peabody’s are just around the corner, with even more options in nearby Old Town and Moreno neighborhoods. Outdoor enthusiasts will appreciate close proximity to Tecolote Canyon Natural Park and Mission Bay, offering trails, water activities, and open green space. This home offers the perfect balance of comfort, convenience, and lifestyle in a community where opportunities rarely come available.
Mortgage Calculator
Est. Monthly Payment
$5,172
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
$3,314
Comp Average
$3,084
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
5810 Riley Street
2bd / 1ba · 1,020 sqft · Condo
$635K
Est. $2,976/mo
5645 Friars Road
2bd / 2ba · 1,118 sqft · Condo
$665K
Est. $3,208/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
12 leases of 1–3 bed condos & townhomes within 0.5 mi, same school area · $2,788–$3,230
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,169/mo short at 20% down; 90% down or +$4,116/mo rent closes it.
- Break-even price
- $244,305
- Break-even rent
- $7,430/mo
- Cashflow at 35% down
- −$2,488/mo
- Down payment to break even
- 90%
- Rate to break even
- Not reachable
63% under asking
$4,116/mo above the estimate
$593,100 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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