2812 Poinsettia Drive, San Diego, California 92106, San Diego, 92106 - 5 bed, 4 bath
2812 Poinsettia Drive
San Diego, California 92106
Property Price
SUMMARY
Analysis of 2812 Poinsettia Drive, San Diego, California 92106 reveals a Prime Investment Opportunity with a current list price of $2,979,000—significantly undercutting the $3,313,439 Fair Market Value by 10%. This valuation gap indicates a +$334,439 Instant Equity potential for buyers. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the San Diego Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2812 Poinsettia Drive Subject | $2,979,000* List Price | 5 | 4 | 3,603 | $920 | - |
A 2675 Clove Street Sold | $2,675,000 | 5 | 4 | 3,206 | $834 | 0.4 mi |
B 3345 Elliott St Sold | $3,200,000 | 4 | 4 | 3,423 | $935 | 0.5 mi |
C 3031 Ibsen Street Sold | $2,125,000 | 4 | 3 | 2,443 | $870 | 0.6 mi |
D 3602 Hyacinth Dr Sold | $2,090,000 | 5 | 3 | 2,837 | $737 | 0.3 mi |
E 2318 Plum St Active | $2,595,000 List Price | 4 | 5 | 2,626 | $988 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2011 and recently remodeled, this luxury architect-designed home features high-end modern finishes, a gourmet kitchen, and a private elevator installed in 2019. The property boasts floor-to-ceiling windows, expansive view decks, and premium craftsmanship, meeting current quality standards with no deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Exceptional Panoramic Views
The property offers rare 360-degree unobstructed views of the Pacific Coast, Mission Bay, and Downtown, with a height restriction easement in place to protect the skyline vistas.
- Modern Luxury & Accessibility
This architect-designed home features a contemporary open floor plan with floor-to-ceiling windows and a private elevator serving all three levels, ensuring long-term accessibility.
- Versatile Outdoor Space
Unlike many hillside view properties, this lot features a spacious backyard large enough for a pool, complemented by wrap-around decks and a covered patio with an outdoor fireplace.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =8382, other record lot size in square feet = 8179. Living area discrepancy between mls listing and other public or private record. mls listing living area = 3603, other record living area = 3529. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 4.
- Vertical Living Constraints
The three-story layout may feel disconnected for some buyers, and the reliance on an elevator introduces additional long-term mechanical maintenance requirements.
- Acoustic Environment
Situated in Point Loma, the property is located within the flight path of San Diego International Airport, which may result in periodic aircraft noise known locally as the 'Loma Pause'.
About 2812 Poinsettia Drive
360 unobstructed panoramic views of Pacific Coast, Mission Beach & Bay, , Sea World and Downtown city lights. Architect-Designed and recently remodeled Point Loma home is a perfect balance of luxury and craftsmanship. The downtown view can be protected by a height restriction easement on the property located at 3671 Oleanader (when looking towards downtown). The modern, open floor plan features an ELEVATOR which was installed in 2019 leading to all three floors, floor-to-ceiling walls of windows leading to expansive view decks, gourmet kitchen, 2 master suites, and so much more. The open floor plan allows for unobstructed views from the gourmet kitchen, living and dining rooms and wrap around decking. Unwind in the master suite with fabulous ocean, sunset and city and Coronado Bridge views on the private balcony. The private backyard is spacious (large enough for a pool), there is a covered patio with fountain and outdoor fireplace. Located conveniently close to Liberty Station shops/restaurants and downtown.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2011
- Lot Size
- 8,382 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Diego Unified Schools
Loma Portal Elementary School
Grades K-4 • 0.6 mi
Correia Middle School
Grades 7-8 • 0.5 mi
Dana
Grades 5-6 • 1.2 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 91% |
| Baths | 4.0 | 3.0 | 80% |
| Square foot | 3,603 | 2,219 | 94% |
| Lot Size | 8,382 | 5,294 | 80% |
| Price | $2.98M | $1.85M | 91% |
| Price per sq ft | $827 | $927 | 31% |
| Built year | 2011 | 1953 | 97% |
| HOA | $0 | $0 | 50% |
| Days on market | 4 | 162 | 14% |
Pricing History
Listed for Sale
Mar 3, 2026
$2,979,000
Initial Listing
Sold
Mar 8, 2019
$1,975,000
Public Record
Sold
Nov 19, 2004
$740,000
Public Record