6855 Friars Road #25
Atop 10%San Diego, CA 92108
One license per person in San Diego: whether you can hold it depends on you, not only the home.
13 licensed short-term rentals within ½ mile (5 whole home), from the cities' license and permit lists of Nov 6, 2026.
2 short-term rental licenses on file in this 30-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: -$1,316/mo full cashflow at 20% down, 7.43% rate.
Works at $188,661 (48% under asking), or at 73% down.
Rent $2,361/mo from 9 leases of studio–2 bed condos & townhomes within 0.5 mi ($2,507–$2,685).
Beds
1
Baths
1
Sqft
838
Year Built
1965
Days on Market
0
Property Type
Condo
HOA/mo
$369
MLS ID
PTP2608219
This property is in San Diego (92108). View neighborhood stats →
About This Property
Enjoy the best of Mission Valley living in this charming 1-bedroom, 1-bathroom condo offering approximately 838 square feet of comfortable living space. Ideally situated in a central San Diego location, this home offers convenient access to Fashion Valley Mall, shopping, dining, entertainment, major freeways, and public transportation. An added bonus, the property includes two private storage units, providing valuable extra space and convenience. Whether you're a first-time buyer, looking to downsize, or searching for an investment opportunity, this home offers an excellent opportunity to enjoy all that Mission Valley has to offer. With easy access to Downtown San Diego, Mission Bay, and surrounding neighborhoods, you'll love the convenience and connectivity of this central location.
Mortgage Calculator
Est. Monthly Payment
$2,834
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
$2,361
Comp Average
$2,351
5970 Rancho Mission
2bd / 1ba · 824 sqft · Condo
$369K
Est. $2,389/mo
6018 Rancho Mission Rd
2bd / 1ba · 824 sqft · Condo
$399K
Est. $2,486/mo
6064 Rancho Mission Rd
2bd / 1ba · 824 sqft · Condo
$399K
Est. $2,389/mo
10225 Caminito Cuervo 146
1bd / 1.5ba · 868 sqft · Condo
$430K
Est. $2,245/mo
10225 Caminito Cuervo
1bd / 1.5ba · 868 sqft · Condo
$450K
Est. $2,245/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
9 leases of studio–2 bed condos & townhomes within 0.5 mi · $2,507–$2,685
Blended 50/50 with the zip's market median ($2,159)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$1,316/mo short at 20% down; 73% down or +$1,709/mo rent closes it.
- Break-even price
- $188,661
- Break-even rent
- $4,070/mo
- Cashflow at 35% down
- −$941/mo
- Down payment to break even
- 73%
- Rate to break even
- Not reachable
48% under asking
$1,709/mo above the estimate
$262,800 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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