9138 Grossmont BlvdLa Mesa, CA 91941 · Grossmont / Mt. Helix
Est. Value
$1.32M
Market-adjusted comps
Est. Equity
$530K
≈ 40% of value
Long-Term Rent
$5,050/mo
4bd La Mesa comps
Short-Term Rent
$380/nt
~62% occupancy
What the home is worth today.
Purchased freshly remodeled for $1,025,000 in October 2022, the home has ridden East County's recovery to an estimated +$290K (+28%) gain in under four years.
Current estimate
$1,315,000
Last Sold
$1,025,000
October 2022
Appreciation
+28%
+$290K gain
A strong position, built fast.
Assuming a conventional purchase — 20% down in October 2022, 30-year financing at 2022 rates — appreciation plus paydown puts the owner's position at about ≈ $530,000.
Estimated equity
≈ $530,000
Est. Loan Balance
≈ $785,000
Equity Share
40%
of est. value
Illustrative only — based on public sale records and typical financing assumptions, not the owner's actual loan. With a 2022-rate note, a refinance likely waits — but a HELOC, ADU construction loan, or sale each unlock this position differently.
Two ways this home can pay you.
The Grossmont corridor rents on both horizons — steady family demand near top-rated schools, plus furnished and short-stay traffic from Sharp Grossmont Hospital, SDSU, and downtown La Mesa Village.
Long-Term Lease
$5,050 / month
$4,800 – $5,300 / mo
- ≈ $60,600 gross / yr at full occupancy
- Benchmarked against 4-bed comps in the 91941 corridor
- 2022 remodel means low make-ready costs between tenants
Short-Term Rental
$380 / night
≈ $7,200 / mo gross at ~62% occupancy
- ≈ $86,000 gross / yr — roughly 1.4× the long-term gross
- Mid-term furnished demand: traveling clinicians at Sharp Grossmont
- Requires City of La Mesa STR permit + TOT registration
The lot is the opportunity.
The interior was remodeled in 2022 — the upside here is the 0.62-acre parcel and the floor plan. Land-driven projects first, then the finishes.
Idea 01
Detached ADU
A 0.62-acre lot sites a full detached ADU without crowding the main house — a second income stream and the biggest value lever on this parcel.
Est. Cost
$180K – $300K
Value Add
$180K – $280K
+ ~$2,400/mo rent potential
Idea 02
Third bath & primary suite
Four bedrooms sharing two baths is the floor plan's weak spot. Adding a true primary suite resets the home against Mt. Helix comps.
Est. Cost
$60K – $120K
Value Add
$80K – $150K
Fixes the 4bd/2ba imbalance
Idea 03
SB 9 lot strategy
At over half an acre, the parcel may qualify for an SB 9 lot split or second primary unit — entitlement work first, then build or sell the pad.
Est. Cost
$15K – $40K to entitle
Value Add
$150K – $300K+
Highest ceiling, needs feasibility study
Idea 04
Pool & outdoor living
East County summers make a pool and shaded outdoor rooms genuinely usable eight months a year — and a major short-term-rental differentiator.
Est. Cost
$80K – $150K
Value Add
$60K – $110K
Boosts nightly rate ~15–25%
Idea 05
Energy retrofit & solar
Owned solar, heat pump HVAC, and insulation bring the 1955 build's operating costs down and future-proof it against CA energy code.
Est. Cost
$25K – $45K
Value Add
$30K – $55K
Lower holding costs immediately
Sequenced Plan
Which project first?
The right order depends on your goal — sell high, rent long, or hold and compound. Get a sequenced plan for this exact property.
Figures are estimates drawn from public sources (county records, MLS sale history, area comps) and standard financing assumptions as of July 2026. They are provided for discussion only and do not constitute an appraisal, a broker price opinion, or financial advice. SB 9 eligibility requires a formal feasibility review.