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5205 Tipton St - 5205 Tipton St 0.12 Acres of Residential Land Offered at $949,000 in San Diego, CA 92115
Investment Highlights
- Projected $12,000/month gross across 2 large-format units in a high-demand SDSU submarket.
- No demo, no entitlements — just a garage conversion and remodel straight into the build phase.
- 10 bedrooms across a 5BD/2BA primary and 5BD/2BA ADU maximize per-unit yield.
Executive Summary
A rare value-add opportunity in the heart of the SDSU rental corridor, this SDA-zoned lot within the College Area Community Plan is positioned for an investor or developer looking to move fast on a high-demand asset without the entitlement wait. The existing SFR presents immediate upside through a garage conversion combined with a full remodel of the main house — creating a large-format 5BD/2BA unit purpose-built for the student rental market. With additional room on site, a buyer can add a 1,200 SF ADU configured as a 5BD/2BA, bringing the property to a (2)-unit income asset just steps from SDSU's campus. Together, the (2) units are projected to generate $12,000/month in gross rental income once stabilized — a compelling return profile driven by one of San Diego's most consistently high-demand rental
submarkets. Whether executing both phases or building in stages, this is a straightforward value-add play with a clear path to strong
stabilized income. All square footage, unit counts, development potential, and rental
projections to be independently verified by buyer.
submarkets. Whether executing both phases or building in stages, this is a straightforward value-add play with a clear path to strong
stabilized income. All square footage, unit counts, development potential, and rental
projections to be independently verified by buyer.
Financial Summary (Pro Forma - 2026) |
Annual | Annual Per AC |
|---|---|---|
| Gross Rental Income |
$144,000
|
$1,183,237.47
|
| Other Income |
-
|
-
|
| Vacancy Loss |
$7,200
|
$59,161.87
|
| Effective Gross Income |
$136,800
|
$1,124,075.60
|
| Taxes |
$17,238
|
$141,643.39
|
| Operating Expenses |
$19,480
|
$160,065.74
|
| Total Expenses |
$36,718
|
$301,709.12
|
| Net Operating Income |
$100,082
|
$822,366.47
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income | |
|---|---|
| Annual | $144,000 |
| Annual Per AC | $1,183,237.47 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Vacancy Loss | |
|---|---|
| Annual | $7,200 |
| Annual Per AC | $59,161.87 |
| Effective Gross Income | |
|---|---|
| Annual | $136,800 |
| Annual Per AC | $1,124,075.60 |
| Taxes | |
|---|---|
| Annual | $17,238 |
| Annual Per AC | $141,643.39 |
| Operating Expenses | |
|---|---|
| Annual | $19,480 |
| Annual Per AC | $160,065.74 |
| Total Expenses | |
|---|---|
| Annual | $36,718 |
| Annual Per AC | $301,709.12 |
| Net Operating Income | |
|---|---|
| Annual | $100,082 |
| Annual Per AC | $822,366.47 |
Property Facts
| Price | $949,000 | Property Subtype | Residential |
| Sale Type | Investment | Proposed Use | Apartment Units |
| No. Lots | 1 | Total Lot Size | 0.12 AC |
| Property Type | Land | ||
| Zoning | RS-1-7 - Located in RS-1-7 | College Area Community Plan | SDA | TPA | ||
| Price | $949,000 |
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Residential |
| Proposed Use | Apartment Units |
| Total Lot Size | 0.12 AC |
| Zoning | RS-1-7 - Located in RS-1-7 | College Area Community Plan | SDA | TPA |
1 Lot Available
Lot
| Price | $949,000 | Lot Size | 0.12 AC |
| Price Per AC | $7,799,722.20 |
| Price | $949,000 |
| Price Per AC | $7,799,722.20 |
| Lot Size | 0.12 AC |
1 1
Fairly walkable
50/100
Exceptionally drivable
90/100
Some public transit
40/100
Fairly bikeable
50/100
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5205 Tipton St - 5205 Tipton St