
825 Beech St #403
Ctop 80%San Diego, CA 92101
156 licensed short-term rentals within ½ mile (139 whole home), from the cities' license and permit lists of Nov 3, 2026.
No unit in this 36-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: -$3,781/mo full cashflow at 20% down, 7.49% rate.
Works at $258,857 (65% under asking), or at 93% down.
Rent $4,252/mo from 1 lease in this building.
Beds
2
Baths
2.5
Sqft
1,236
Year Built
2008
Days on Market
45
Property Type
Townhouse
HOA/mo
$1,277.88
MLS ID
260022609SD
This property is in San Diego (92101). View neighborhood stats →
About This Property
Welcome to Home #403 at Breeza, ideally situated on the top two floors of the community—the 7th and 8th floors. This unique two-level floor plan offers an ideal balance of entertaining space and privacy, with an open and inviting lower level and private split bedrooms on the upper level. Take in breathtaking, unobstructed views of downtown, the County Administration Building, Bankers Hill, and partial bay views from both the living room and primary bedroom. The residence features beautiful new hard-surface flooring throughout, elegant granite countertops, modern stainless-steel appliances, stylish lighting fixtures, and window blinds. For added convenience, the home includes two separate parking spaces, both conveniently located near the elevator. With its top-floor location, distinctive two-level layout, expansive views, and desirable updates, Home #403 offers a wonderful opportunity to enjoy elevated urban living in San Diego.
Mortgage Calculator
Est. Monthly Payment
$6,431
Location
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Zoned Schools
Elementary
Washington Elementary · grades PK-5 · San Diego Unified
Middle
Roosevelt International Middle · grades 6-8 · San Diego Unified
High
San Diego 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 foundThis Property
$4,252
Comp Average
$4,984
700 E St
2bd / 1.5ba · 1,204 sqft · Condo
$745K
Est. $5,975/mo
510 1st Ave
2bd / 2ba · 1,245 sqft · Condo
$799K
Est. $6,269/mo
801 Ash St.
2bd / 2ba · 1,217 sqft · Condo
$759K
Est. $4,039/mo
1441 9th Avenue
2bd / 2ba · 1,251 sqft · Condo
$855K
Est. $3,941/mo
1159 Pacific Hwy
2bd / 2.5ba · 1,298 sqft · Townhouse
$960K
Est. $4,696/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
1 lease in this building
Blended 50/50 with a property-level estimate
Thin data: only 1 lease behind this number.
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,781/mo short at 20% down; 93% down or +$4,910/mo rent closes it.
- Break-even price
- $258,857
- Break-even rent
- $9,162/mo
- Cashflow at 35% down
- −$2,996/mo
- Down payment to break even
- 93%
- Rate to break even
- Not reachable
65% under asking
$4,910/mo above the estimate
$696,570 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.49% 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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