825 Beech St #403
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825 Beech St #403

Ctop 80%

San Diego, CA 92101

$749,000
STR: check · no permits in this complex · TOT 13.75%

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 →

Virtual Tour

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

Principal & Interest$4,186
Property Tax$749
Insurance$218
HOA$1,278
%($149,800)
%
Loan Term

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.

Investment Score

22C
Est. Monthly Rent
$4,252

1 lease in this building

Blended 50/50 with a property-level estimate

Thin data: only 1 lease behind this number.

Monthly Cashflow

Rent − PITIA

-$2,178
Full Cashflow

Incl. vacancy, PM, maint, capex

-$3,781

What would make this work?

$3,781/mo short at 20% down; 93% down or +$4,910/mo rent closes it.

Break-even price

65% under asking

$258,857
Break-even rent

$4,910/mo above the estimate

$9,162/mo
Cashflow at 35% down
−$2,996/mo
Down payment to break even

$696,570 cash

93%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$4,186
Cap Rate
0.99%
Cash-on-Cash
-30.29%
DSCR

Need ≥ 1.25 for DSCR loan

0.66

NOI (Annual)
$7,411
Price-to-Rent

Lower = better for investors

14.7

* 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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CCashflow−$3,781/mo