Details for Jeff's clients
Off-marketCompass Private Exclusive$2,295,0005 bd · 3 ba · 2,448 sq ftNear Point Loma · 92107
Jeff Brick · CompassQuestions about this home? Call or text Jeff, 858-324-4448
For saleBuyer's MarketLittle Italy · 6.6 months of condos for sale · typical home sells in 35 daysMarket report 148 days on market · MLS# 260014631
$499,000
425 W Beech Unit 204, San Diego, CA 92101
2Beds
2Baths
995Sq ft
2004Built
59,910Lot sq ft
Listed by Kristina Perry, KWest Real Estate Group · 619-920-8319
Your agent for this homeJeff BrickREALTOR® · Compass · 2026 SDMLS President
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About this home
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.
Remarks provided by the listing agent through SDMLS.
Home facts
Everything SDMLS reports for this home$502Price per sq ft
$990/moHOA dues
NoneMello-Roos / CFD
59,910 sq ftLot · 1.38 acres
1 garageParking spaces
NoADU / guest unit
200422 years old
148Days on market
Interior
Bedrooms2
Bathrooms2 full
Living area995 sq ft
Levels1 Story
RoomsDining AreaPrim BR Entry LevelKitchenPrimary BedroomPrimary Bathroom
AppliancesDishwasherDisposalDryerFire SprinklersMicrowaveRange/OvenRefrigeratorWasher
LaundryElectric
Room sizes
Kitchen8 × 8 ft
Heating, cooling & utilities
HeatingForced Air Unit (Electric)
CoolingCentral Forced Air, Electric
WaterMeter on Property, Public
SewerSewer Connected, Public Sewer
Exterior & lot
Lot size59,910 sq ft (1+ to 2 AC)
ViewCityCity Lights
PoolCommunity/Common, Association
Patio & porchBalconyPatioLanai
Construction
StyleModern
Year built2004
Exterior wallsStucco
Parking
Garage spaces1
Total spaces1
Parking featuresGatedCommunity Garage
HOA, fees & community
HOA dues$990 a month
Total monthly fees$990
Mello-Roos / CFDNone
AssociationSeabreeze
ComplexAcqua Vista
Community featuresBBQExercise RoomPool
Known restrictionsCC&R's
Property & listing details
Home typeCondominium
OwnershipCondominium
ZoningR-1:SINGLE
Parcel number (APN)533-333-19-12
NeighborhoodLittle Italy, Downtown
Subdivision / tractDOWNTOWN
MLS areaMetro Central
Unit204
CountySan Diego
Accepted financingCash, Conventional, FHA, VA
Listed onJun 15, 2026
Original list price$649,900
Last price changeNov 5, 2026
Days on market148
MLS #260014631
Facts from San Diego MLS as reported by the listing agent. Deemed reliable but not guaranteed. Questions about any detail? Text Jeff.
Price & status history
DateEventPrice
Jun 15, 2026Listed for sale$649,900
Off-market · not on Zillow, Redfin or the MLS
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Details for Jeff's clients
Off-marketCompass Private Exclusive$1,450,0003 bd · 3 ba · 1,872 sq ftNear University City / UTC · 92122
Details for Jeff's clients
Off-marketCompass Private Exclusive$2,699,0005 bd · 5 ba · 6,011 sq ftNear Poway · 92064
Compass Private Exclusives are not listed in the MLS and are not part of the SDMLS data on this site. Images show the neighborhood, not the home.
What it costs to own
Your estimated monthly cost
— / month
Principal & interest—
Property tax (1.251% a year)—
Home insurance (California average)—
HOA dues$990
Income needed (housing at 28% of gross pay)—
Down payment—
Property tax for the year—
Rate starts at the Freddie Mac 30-year average, week of November 5, 2026.
Rent vs. buy
Typical rent in 92101 is about $2,917/month. Owning this home runs about — more each month before tax benefits and equity.
Home values in 92101
−4%1 year
+3%5 years
+21%10 years
Estimates, not a loan quote. Tax uses the San Diego County City of San Diego rate on the list price; insurance is the California average policy; rent and value trends are Zillow indexes for the ZIP. Mortgage calculator · Cost to own in San Diego · Insurance and lending pros
Little Italy is a Buyer's market
6.6 months of inventory for condos in October 2026. Under 3 months favors sellers, 3 to 6 is balanced, over 6 favors buyers.
$502Price per sq ft (area: $745, 33% below)
148 daysOn market (area median: 35 days)
$621,250Area median condo price (−8% vs last year)
98%Of list price that sellers got
Price reduced $150,900 from the original list price.
See Little Italy in the market report Neighborhood guide · What's my home worth?
Area figures: San Diego MLS closed sales, October 2026, condos in ZIP 92101, compiled by Jeff Brick.
The neighborhood
Living in Little Italy
$540,000Median sale price
74Avg. days on market
22Homes for sale
Market data: SDMLS.
Read the full Little Italy guide →Schools
Schools for this home
Schools as listed in SDMLS. Confirm enrollment boundaries with the school district.
See all Little Italy schools in Jeff's guide →Similar homes nearby
Based on information from the San Diego Multiple Listing Service as of November 11, 2026 at 2:01 PM. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. Listing information is provided for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Jeff Brick, REALTOR® · Compass · California DRE #02156850 · Report a listing error
