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    Remodeled Duplex with Outdoor Living Title is generated by Realmo AI

    13-811 Balboa Ct, San Diego, CA 92109

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    For Sale
    $2,995,000

    A turnkey remodeled duplex offering two furnished units, outdoor space, and added parking near beach recreation.

    Type:Investment
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 3:29 am

    Property Features for 13-811 Balboa Ct

    General Information

    Standard status
    Active
    Property subtype
    Investment

    Building Details

    Year Built
    1976

    We can help!

    Listing Contact
    Mathieu Pollenz

    Listing agent Mathieu Pollenz

    Listing office

    Listing date Jun 4, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Mathieu Pollenz

    HighLights

    • Remodeled duplex built in 1976 in South Mission Beach, steps from the bay and ocean
    • Downstairs unit: 3 bed, 1 bath with private outdoor space finished in artificial turf
    • Upstairs unit: 2 bed, 2 bath with bright open‑concept layout, expansive outdoor living area, and peek ocean views
    • Both units include chef‑inspired kitchens with white oak cabinetry, premium countertops, and white stainless steel appliances
    • Upgrades include new roof, stucco, windows, mini‑split HVAC, updated electrical/plumbing/sewer, and foundation improvements
    • Security system with cameras plus an oversized 2‑car garage and additional off‑street parking; qualifies for Tier 2 short term rental license

    Overview

    This remodeled duplex offers two distinct, turnkey units with modern coastal design elements throughout. The downstairs unit features three bedrooms and one bathroom, along with a private outdoor space finished in artificial turf. The upstairs unit includes two bedrooms and two bathrooms, a bright open-concept layout, and an expansive outdoor living area with peek ocean views. Both units include chef-inspired kitchens with white oak cabinetry, premium countertops, and white stainless steel appliances, complemented by spa-like bathrooms and custom LED white oak floating shelves. Additional in-unit conveniences include Samsung TVs in each bedroom and living area and motorized blinds. A security system with cameras is installed.

    Located in South Mission Beach, the property is described as steps from the bay in one direction and the ocean in the other. Parking includes an oversized two-car garage plus an additional off-street space.

    For buyers seeking flexibility, the layout supports multiple living arrangements, including the option to live in one unit while renting the other. The property is also stated to qualify for a Tier 2 short-term rental license, which may align with operators looking for a coastal income use. Extensive upgrades include a new roof, stucco, windows, mini-split HVAC systems, and updated electrical, plumbing, sewer, and foundation improvements.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Diego
    County
    San Diego
    State
    California
    Longitude
    -117.251527
    Latitude
    32.762334

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    FAQs

    What type of property is this?
    Duplex - A turnkey remodeled duplex offering two furnished units, outdoor space, and added parking near beach recreation.
    Where is this duplex located?
    The property is located at 13-811 Balboa Ct San Diego, CA.
    What is the asking price?
    The asking price for this property is $2,995,000.
    What are key features of this property?
    This property features: Remodeled duplex built in 1976 in South Mission Beach, steps from the bay and ocean; Downstairs unit: 3 bed, 1 bath with private outdoor space finished in artificial turf; Upstairs unit: 2 bed, 2 bath with bright open‑concept layout, expansive outdoor living area, and peek ocean views
    (858) 337-6968
    We can help!
    Listing Contact
    Mathieu Pollenz
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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