425 W Beech 204, San Diego, California 92101, San Diego, 92101 - 2 bed, 2 bath
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425 W Beech 204
San Diego, California 92101
ACTIVE
CONDITION: FAIR
2Beds
2Baths
995Sq Ft
59,910Lot Size
Property Price
LIST PRICE$545,000
EST. MARKET VALUE
$544,869
SUMMARY
This property presents a High-Potential Investment Opportunity with a List Price of $599,900—positioned well above the $588,872 Fair Market Value by -1.8%. Featuring a Condition Rating of 4, this unit offers a prime Little Italy location with dual private balconies and resort-style amenities like a pool and fitness center. While the high HOA fees require careful financial planning, the property’s walkability and natural light provide strong rental appeal. This is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking a value-add urban residence.
Estimated Market Value
$544,869
Based on Realkey algorithm analyzing recent comparable sales in San Diego.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 425 W Beech 204 Subject 2 bd · 2 ba · 995 sqft · $548 | $545,000* List Price | 2 | 2 | 995 | $548 | - |
A 1970 Columbia Street 310 Sold 2 bd · 2 ba · 828 sqft · $652 · 0.3 mi | $540,000 | 2 | 2 | 828 | $652 | 0.3 mi |
B 1601 India St 116 Sold 2 bd · 2 ba · 932 sqft · $544 · 0.1 mi | $507,000 | 2 | 2 | 932 | $544 | 0.1 mi |
C 1970 Columbia St 513 Sold 2 bd · 2 ba · 911 sqft · $593 · 0.3 mi | $540,000 | 2 | 2 | 911 | $593 | 0.3 mi |
D 425 W Beech Street Sold 1 bd · 1 ba · 760 sqft · $604 · 0.0 mi | $459,000 | 1 | 1 | 760 | $604 | 0.0 mi |
E 1551 4th Ave 409 Sold 1 bd · 1 ba · 978 sqft · $562 · 0.4 mi | $550,000 | 1 | 1 | 978 | $562 | 0.4 mi |
F 425 W Beech St 805 Sold 2 bd · 2 ba · 987 sqft · $522 | $515,000 | 2 | 2 | 987 | $522 | - |
G 425 W Beech Sold 2 bd · 2 ba · 914 sqft · $640 | $585,000 | 2 | 2 | 914 | $640 | - |
H 425 W Beech Street 303 Sold 2 bd · 2 ba · 1,069 sqft · $585 | $625,000 | 2 | 2 | 1,069 | $585 | - |
I 1601 India St. 111 Active 2 bd · 2 ba · 935 sqft · $694 · 0.1 mi | $649,000 List Price | 2 | 2 | 935 | $694 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 2004, this 22-year-old unit features original finishes including dated light wood cabinetry and white appliances. While well-maintained and functional, it exceeds the 20-year threshold for 'Good' and requires cosmetic updates to the kitchen and baths to meet modern standards.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Urban Location
Situated in the heart of Little Italy, this property offers exceptional walkability to San Diego Bay and world-class dining, making it a highly desirable location for urban professionals.
- Superior Outdoor Living
The unit features two private balconies, including an oversized main terrace suitable for an outdoor sectional, providing rare and functional outdoor space for a downtown condominium.
- Abundant Natural Light
Floor-to-ceiling windows in the living room and both bedrooms maximize natural light exposure, creating a bright and airy atmosphere that enhances the 995-square-foot layout.
CONSRISKS & DEFICIENCIES
- High Carrying Costs
The monthly association fee of $990 is significantly high for a sub-1,000-square-foot unit, which may impact buyer affordability and overall investment yield.
- Market Stagnation
With 79 days on the market and a recent $50,000 price reduction, the property is experiencing extended market time, suggesting potential challenges with initial pricing or competition.
About 425 W Beech 204
Spacious two-bedroom, two-bathroom residence in Acqua Vista, ideally located in the heart of Little Italy just blocks from San Diego Bay. This second-floor unit features an open-concept floor plan and two private balconies, including a generously sized balcony off the living room with ample space for an outdoor sectional—perfect for relaxing or entertaining. A second private balcony is accessed from the secondary bedroom. Floor-to-ceiling windows in the living room and both bedrooms fill the home with abundant natural light, creating a bright and inviting atmosphere throughout. Additional conveniences include in-unit laundry and a well-designed layout that maximizes comfort and functionality. Residents of Acqua Vista enjoy resort-style amenities, including a fitness center, an eighth-floor pool deck with panoramic views, spa, and BBQ areas.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2004
- Lot Size
- 59,910 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $990.0 / Month
Neighborhood Insights
San Diego Unified Schools
Washington Elementary School
Grades K-5 • 0.3 mi
5/10
Roosevelt International Middle School
Grades 6-8 • 1.8 mi
5/10
Point Loma High School
Grades 9-12 • 3.7 mi
7/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.0 |
| Baths | 2.0 | 2.0 |
| Square foot | 995 | 1,018.142 |
| Lot Size | 59,910 | 75,257.211 |
| Price | $545.0K | $598.4K |
| Price per sq ft | $548 | $607 |
| Built year | 2004 | 1986 |
| HOA | $990.0 | $536 |
| Days on market | 130 | 58 |
Pricing History
Listed for Sale
Oct 12, 2026
$545,000
$575,000
-5% Price Drop
Initial Listing
Price Change
Sep 25, 2026
$575,000
$599,900
-4% Price Drop
Initial Listing
Price Change
Jul 9, 2026
$599,900
$649,900
-8% Price Drop
Initial Listing
Price Change
Jun 17, 2026
$649,900
Initial Listing
Sold
Mar 18, 2005
$469,000
Public Record