850 Beech #1505
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850 Beech #1505

Ctop 80%

San Diego, CA 92101

$1,399,000
STR: check · no permits in this complex · TOT 13.75%

137 licensed short-term rentals within ½ mile (109 whole home), from the cities' license and permit lists of Nov 7, 2026.

No unit in this 62-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: -$7,395/mo full cashflow at 20% down, 7.43% rate.

Works at $436,167 (69% under asking), or at 97% down.

Rent $6,055/mo from 1 lease in this building.

Beds

3

Baths

2

Sqft

1,680

Year Built

2003

Days on Market

45

Property Type

Condo

HOA/mo

$1,312.62

MLS ID

260023125SD

This property is in San Diego (92101). View neighborhood stats →

Virtual Tour

About This Property

Rarely available 2BR/2BA + den residence at Discovery in Cortez Hill featuring a sought-after floor plan, two west-facing balconies and sweeping views of Downtown San Diego, Balboa Park and the Coronado Bridge. Beautifully upgraded with cherrywood flooring, quartz countertops, Bosch appliances, custom Shaker-style cabinetry, upgraded fireplace with redesigned mantle and custom tile surround, and new washer/dryer. Remote-controlled dual window treatments with privacy and blackout shades and custom casings throughout. The renovated primary bath features custom cabinetry, integrated toe-kick and perimeter ceiling lighting, imported Italian slate, wood-grain porcelain tile feature wall and Caesarstone quartz counters. Includes one of Discovery’s largest storage units with built-in shelving plus two side-by-side parking spaces. Situated at one of Downtown San Diego’s highest elevations, Discovery offers impressive panoramic vantage points and convenient access to I-5 and SR-163, with Downtown, Balboa Park and surrounding neighborhoods within easy reach. Building amenities include staffed front desk, on-site cleaning staff, 10th-floor lap-friendly pool, spa, BBQs, gas fire pits, fitness center, sauna, locker rooms and entertainment/bar area. Additional amenities include a business center, conference room and expansive second-floor interior courtyard with additional gathering and entertaining space.

Mortgage Calculator

Est. Monthly Payment

$10,892

Principal & Interest$7,772
Property Tax$1,399
Insurance$408
HOA$1,313
%($279,800)
%
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

6C
Est. Monthly Rent
$6,055

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

-$4,837
Full Cashflow

Incl. vacancy, PM, maint, capex

-$7,395

What would make this work?

$7,395/mo short at 20% down; 97% down or +$9,604/mo rent closes it.

Break-even price

69% under asking

$436,167
Break-even rent

$9,604/mo above the estimate

$15,659/mo
Cashflow at 35% down
−$5,938/mo
Down payment to break even

$1,357,030 cash

97%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$7,772
Cap Rate
0.58%
Cash-on-Cash
-31.72%
DSCR

Need ≥ 1.25 for DSCR loan

0.56

NOI (Annual)
$8,156
Price-to-Rent

Lower = better for investors

19.3

* 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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CCashflow−$7,395/mo