836 Beryl Street
Dbottom 20%San Diego, CA 92109
One license per person in San Diego: whether you can hold it depends on you, not only the home.
405 licensed short-term rentals within ½ mile (346 whole home), from the cities' license and permit lists of Nov 10, 2026.
Pass at asking: -$18,173/mo full cashflow at 20% down, 7.43% rate.
Works at $933,822 (72% under asking), or at all cash.
Rent $9,314/mo from 11 leases of 4-bed houses within 1 mi ($9,127–$13,485).
Beds
4
Baths
4
Sqft
2,343
Year Built
2026
Days on Market
44
Property Type
Single Family
HOA/mo
N/A
MLS ID
NDP2608975
This property is in San Diego (92109). View neighborhood stats →
About This Property
This new construction luxury residence is set to be complete late this fall! The home combines contemporary architecture with the relaxed lifestyle that makes North Pacific Beach so desirable. It sits just over a block from the beach with incredible walkability to restaurants, shopping and other recreational activities. Open living areas and abundant natural light create an inviting environment for everyday living, while the multilevel design provides separation between entertaining areas, private bedrooms, and flexible spaces for work or guests. Private rooftop decks extend the living experience outdoors, offering an exceptional setting for entertaining, relaxing, and enjoying San Diego’s year-round coastal climate. Each property also includes an ADU, providing valuable additional space for extended family, visiting guests, a private office, or potential rental income. More photos to come!
Mortgage Calculator
Est. Monthly Payment
$22,595
Location
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Zoned Schools
Elementary
Pacific Beach Elementary · grades PK-5 · San Diego Unified
Middle
Pacific Beach Middle · grades 6-8 · San Diego Unified
High
Mission Bay 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
$9,314
Comp Average
$8,709
1424 Thomas Ave
4bd / 3.5ba · 2,331 sqft · Single Family
$2.30M
Est. $8,561/mo
4835 Academy St
4bd / 3.5ba · 2,929 sqft · Single Family
$2.83M
Est. $9,679/mo
4064 Haines Street
4bd / 4.5ba · 2,300 sqft · Single Family
$2.80M
Est. $8,947/mo
2636 Strand Way
4bd / 5ba · 2,626 sqft · Single Family
$4.50M
Est. $8,044/mo
2455 Amity
3bd / 2ba · 2,224 sqft · Single Family
$3.50M
Est. $8,312/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
11 leases of 4-bed houses within 1 mi · $9,127–$13,485
Blended 50/50 with the zip's market median ($8,418)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$18,173/mo short at 20% down; 100% down or +$23,601/mo rent closes it.
- Break-even price
- $933,822
- Break-even rent
- $32,915/mo
- Cashflow at 35% down
- −$14,736/mo
- Down payment to break even
- 100%
- Rate to break even
- Not reachable
72% under asking
$23,601/mo above the estimate
$3,300,000 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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