RealtyLens
for saleRealtyLens property overview
$499,999

425 W Beech St Unit 1607

San Diego, CA, 92101
View more San Diego, CA property pages
1Beds
1Baths
661Sqft
$756$/sqft

Listing Notes

Perched high up in the sky, this sophisticated 16th floor Little Italy condo offers sweeping cityscape and harbor views along with exceptional privacy. Interior highlights include luxury vinyl plank flooring throughout, custom lighting, floor to ceiling windows and more! The open-concept layout seamlessly blends the living and dining areas, complemented by a gourmet kitchen featuring white cabinetry, stone countertops, a custom backsplash and stainless steel appliances. Off the Living Room, a sliding glass door leads to your private balcony, perfect for a morning cup of coffee or tea while you take in the impressive views. Inside, the primary bedroom is quite large, offering mirrored wardrobe closet doors and an attached en-suite bath. Additional highlights include in-unit laundry and Central A/C + Heat. Acqua Vista offers its residents numerous amenities, including valet parking, 24/7 security & lobby attendants, an 8th-floor pool and spa deck, BBQs, a clubhouse and a fitness center / gym. Walking distance to many well renowned Little Italy restaurants, including Born and Raised, Morning Glory, the farmers market and of course the waterfront. All financing types are welcome, including FHA and VA. So don't delay, this turnkey renovated single level condo home will not last long. BUY THIS HOME, I'LL BUY YOURS! Seller will consider concessions up to 4% AND a 2/1 rate buydown, reducing the buyer's interest rate by 2% for the first year of their loan and 1% the second year. Seller reserves the right to offer HOA payment incentives.

Market Insights

Above nearby median+28%

$756/sqft vs a nearby median of $593/sqft.

Nearby median$593/sqft
Nearby properties8
Property size661 sqft
  • +28% versus the nearby median price per square foot.
  • Price history is limited, so current comps matter more than trend alone.
  • 661 sqft creates a usable price-per-square-foot read.

Pricing Read

Yardstick fair value$398k$352k$444k · 25% confidence
vs ask $500k+$102k (+20.4%)

Asking price is about 20.4% above where comps + adjustments land — there is room to negotiate.

$593/sqft median across 3 tight comps × 661 sqft= $392k
  • Modern construction+$6k +1.5%
Cumulative NYC adjustments+$6k+1.5%

Property Read

FreshnessVerification recommended

The page is useful for research, but the status and price should be verified before acting.

Market Position+28% vs nearby

The property is priced above the nearby median per square foot, so condition, building quality, and exact location need to justify the higher ask.

Price MovementInitial price point

Price history is still limited; review again as more market activity becomes available.

Diligence Read2 items to check
AI ReadinessReady to analyze
Assistant read

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Generated from the facts shown on this page and nearby market data. Not a professional appraisal.

Listing Details

Days on market
4 days
Last price change
No change recorded
Listed
May 8, 2026
Photos
17 photos
Property type
condos
Status
for sale
Last sold
Nov 9, 2020 · $384,500
Garage
1 space

Features & Amenities

Central AirCity ViewForced AirHardwood FloorsViewWater ViewSingle StoryGarage 1 Or MoreSwimming PoolWaterfrontGourmet KitchenEnsuiteViewsOpen Concept Floor PlanOpen ConceptBalconyDenClubhouse

Photos

Price History

May 9, 2026Initial record
$499,999for sale

You can also find this listing on Realtor.com.

Listing data sourced from realtor.com. RealtyLens enriches and contextualises it for you, but the original listing lives on the source.