
8470 Westmore #385
Btop 30%San Diego, CA 92126
15 licensed short-term rentals within ½ mile (9 whole home), from the cities' license and permit lists of Nov 3, 2026.
No unit in this 72-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: -$2,199/mo full cashflow at 20% down, 7.49% rate.
Works at $233,863 (55% under asking), or at 81% down.
Rent $2,719/mo from 9 leases of 2-bed condos & townhomes within 0.5 mi, same school area ($2,696–$2,805).
Beds
2
Baths
2
Sqft
897
Year Built
1987
Days on Market
45
Property Type
Condo
HOA/mo
$290
MLS ID
ND26201525
This property is in San Diego (92126). View neighborhood stats →
About This Property
Welcome to Unit 385 at Heritage at Concord Square! This well-maintained ground-floor 2BR/2BA condo offers the convenience of true single-level living with no interior steps. The thoughtfully designed home features a kitchen with a gas range and oven, included refrigerator, and a stackable washer/dryer conveniently tucked into its own closet. Central air and heat, double-pane ENERGY STAR-qualified windows, and an ENERGY STAR-rated water heater provide year-round comfort and energy efficiency. An assigned covered carport space adds everyday convenience.Well cared for and move-in ready, the home also presents an excellent opportunity for a buyer looking to add personal touches, make cosmetic improvements, and build sweat equity over time. The $290 monthly HOA fee provides exceptional value, covering trash, front-yard and grounds maintenance, and access to the community pool and spa. The landscaped, sidewalk-lined community also features an on-site resident manager.Conveniently located within the San Diego Unified School District, with Mira Mesa High School, Challenger Middle School, and Ericson Elementary School nearby. A great opportunity to own a well-maintained, ground-floor condo offering low-maintenance living, valuable HOA inclusions, and plenty of potential to make it your own.
Mortgage Calculator
Est. Monthly Payment
$3,861
Location
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Zoned Schools
Elementary
Ericson Elementary · grades PK-5 · San Diego Unified
Middle
Wangenheim Middle · grades 6-8 · San Diego Unified
High
Mira Mesa 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
$2,719
Comp Average
$2,768
10684 Dabney Drive
2bd / 2ba · 920 sqft · Condo
$539K
Est. $2,848/mo
8444 New Salem St
2bd / 2ba · 866 sqft · Condo
$525K
Est. $2,708/mo
10710 Aderman Ave
2bd / 2ba · 920 sqft · Condo
$559K
Est. $2,849/mo
10805 Camino Ruiz
2bd / 2ba · 912 sqft · Condo
$545K
Est. $2,769/mo
10290 Black Mountain Road
2bd / 2ba · 913 sqft · Condo
$525K
Est. $2,666/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
9 leases of 2-bed condos & townhomes within 0.5 mi, same school area · $2,696–$2,805
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$2,199/mo short at 20% down; 81% down or +$2,856/mo rent closes it.
- Break-even price
- $233,863
- Break-even rent
- $5,575/mo
- Cashflow at 35% down
- −$1,655/mo
- Down payment to break even
- 81%
- Rate to break even
- Not reachable
55% under asking
$2,856/mo above the estimate
$420,390 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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