Score
0San Diego, CA
2676 Comstock St
825K
2 beds
1 baths
750 sqft
2 bd • 1 ba • 750 sf
This analysis was generated on 2/19/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$825,000
Price/Sq.Ft
$1,100
Year Built
1942
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Centrally located in Linda Vista, offering convenient access to major amenities, employment centers, and transportation routes in San Diego.
• The property is adjacent to Tecolote Canyon, providing access to outdoor recreation and natural beauty.
• Recent upgrades, including a central HVAC system and a whole-house water filtration system, enhance the property's comfort and appeal.
• The listing mentions a feasibility study suggesting the potential to add up to four additional dwelling units, which could significantly increase the property's value and rental income potential.
• Minimal flood (1/10) and fire risk (1/10) can translate to lower insurance costs compared to properties in higher-risk areas.
• Crime statistics show that violent crime (-20.9% vs state, -27.4% vs national) and property crime (-22.8% vs state, -7.5% vs national) are lower than state and national averages.
The Bad
• The property's high price per square foot ($1100) is significantly above the average for San Diego, potentially indicating an overvaluation based on current improvements alone.
• The home's small size (750 sqft) may not meet the needs of many buyers, limiting its appeal and potentially affecting resale value if the expansion potential is not realized.
• While the listing highlights a feasibility study for adding additional dwelling units, there's no guarantee that these plans will be approved by the city, creating uncertainty for potential investors.
• The elementary and middle schools in the immediate vicinity have relatively low ratings (3/10 and 5/10, respectively), which may deter families with young children despite the proximity to the schools.
• The property has been listed for 41 days, which is longer than the average for highly desirable properties in San Diego, potentially indicating pricing or other issues.
The Ugly
• The property's age (built in 1942) may present hidden maintenance issues and potential code compliance challenges, especially if expansion plans are pursued.
• The estimated insurance cost of $2970 per year is relatively high, suggesting potential risks or coverage requirements that may deter some buyers.
• While violent and property crime rates are lower than state and national averages, the motor vehicle theft rate is significantly higher (57.3% vs national), which could be a concern for potential buyers.
• The recent price history shows multiple listing and sale attempts with varying prices, indicating potential challenges in accurately valuing the property. The listing price increased 7.1% in less than six months, which might deter some buyers.
• The small lot size may limit the feasibility and desirability of adding multiple dwelling units, potentially impacting the return on investment for developers.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Investors seeking a centrally located property with significant development potential due to the feasibility study suggesting the possibility of adding up to four additional dwelling units.
• Buyers interested in properties near schools, as this home is conveniently located one block from both an elementary and middle school.
• Individuals looking for a move-in ready home with modern upgrades such as central HVAC, a whole-house water filtration system, and a low-maintenance contemporary front yard.
• Buyers comfortable with a smaller living space who appreciate the charm of a well-maintained, older home and are willing to invest in expanding the property to meet their needs.
• Those interested in a property with relatively low climate risk, specifically minimal flood and fire risk, which can translate to lower insurance costs.
Not For
• Buyers seeking a large, move-in ready home with ample living space, as this property is only 750 square feet with 2 bedrooms and 1 bathroom.
• Individuals with a limited budget who are not prepared for the high price per square foot ($1100) and potential costs associated with expanding or developing the property.
• Those who prefer neighborhoods with higher safety scores, as Linda Vista has an average safety score of 56/100, with higher rates of motor vehicle theft compared to national averages.
• Buyers who require top-rated schools, as the local elementary and middle schools have ratings of 3/10 and 5/10, respectively, although the high school has a rating of 9/10.
• Individuals not interested in managing or undertaking property development projects, as the primary selling point is the potential for adding additional dwelling units.
Demographics
Area Median Income
$85,347
Property History
Price History
Ownership Timeline
$770,000Financed
Sep 15, 2023Emmaus LlcBrandon Jian Gilliam, Lani Shea Mcguire
Grant Deed
Standard Sale (Purchase/Resales)
$609,500Financed
May 31, 2023Moises B Dulay, Josephine G DulayEmmaus Llc
Grant Deed
Standard Sale (Purchase/Resales)
Property Taxes
$9,458
2024 Tax Assessment
273.5%from previous year
Assessed Value$770,000
Tax Rate1.23%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
6.4/10
GoodMiddle
3.7/10
Below AverageHigh
5.0/10
AverageFinancials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow$2,400
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$825,000
Price/sqft
$1,100
Layout
2 bd•1 ba
Days on market
40 daysat time of analysis
Stats in the Area
Based on 3 comparable properties nearby
Average Price
$591,667
39.4%
Your price is 39.4% above average
Median Price
$495,000
66.7%
Based on 3 recent sales
Price per Sq.Ft
$735
49.7%
Your price is 49.7% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 2838 Comstock Street, San Diego, CA 92111 | $785,000 | 750 | 2 | 1 | $1,0474.8% | 10/11/2024 |
| 6926 Park Mesa Way #8, San Diego, CA 92111 | $495,000 | 832 | 1 | 1 | $59545.9% | 10/15/2024 |
| 7053 Park Mesa Way #142, Linda Vista, CA 92111 | $495,000 | 880 | 1 | 1 | $56348.9% | 10/17/2024 |
2838 Comstock Street, San Diego, CA 92111
Price: $785,000
Sq.Ft: 750
Beds/Baths: 2/1
$/Sq.Ft:
$1,0474.8%
Sale Date: 10/11/2024
6926 Park Mesa Way #8, San Diego, CA 92111
Price: $495,000
Sq.Ft: 832
Beds/Baths: 1/1
$/Sq.Ft:
$59545.9%
Sale Date: 10/15/2024
7053 Park Mesa Way #142, Linda Vista, CA 92111
Price: $495,000
Sq.Ft: 880
Beds/Baths: 1/1
$/Sq.Ft:
$56348.9%
Sale Date: 10/17/2024
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