8470 Westmore #385
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8470 Westmore #385

Btop 30%

San Diego, CA 92126

$519,000
STR: check · no permits in this complex · TOT 12.75%

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

Principal & Interest$2,900
Property Tax$519
Insurance$151
HOA$290
%($103,800)
%
Loan Term

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.

Investment Score

47B
Est. Monthly Rent
$2,719

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

Monthly Cashflow

Rent − PITIA

-$1,141
Full Cashflow

Incl. vacancy, PM, maint, capex

-$2,199

What would make this work?

$2,199/mo short at 20% down; 81% down or +$2,856/mo rent closes it.

Break-even price

55% under asking

$233,863
Break-even rent

$2,856/mo above the estimate

$5,575/mo
Cashflow at 35% down
−$1,655/mo
Down payment to break even

$420,390 cash

81%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$2,900
Cap Rate
1.94%
Cash-on-Cash
-25.42%
DSCR

Need ≥ 1.25 for DSCR loan

0.70

NOI (Annual)
$10,045
Price-to-Rent

Lower = better for investors

15.9

* 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.

Open Full Calculator
BCashflow−$2,199/mo