1020 Partridge Court
1 / 20

1020 Partridge Court

Ctop 80%

San Marcos, CA 92078Neighborhood: Barham/Discovery

$1,110,000
NEW — 0d

Pass at asking: -$5,021/mo full cashflow at 20% down, 7.43% rate.

Works at $456,288 (59% under asking), or at 86% down.

Rent $4,720/mo from 14 leases of 4-bed houses within 2 mi ($4,274–$4,670).

Beds

4

Baths

3

Sqft

1,838

Year Built

1977

Days on Market

0

Property Type

Single Family

HOA/mo

$130

MLS ID

260026766SD

This property is in San Marcos (92078). View neighborhood stats →

About This Property

Tucked away at the quiet end of a cul-de-sac, this beautifully maintained San Marcos home occupies one of the community's most unique and sought-after locations. Offering rare privacy with only one immediate neighbor, the property looks out onto a serene, beautifully landscaped greenbelt and features convenient proximity to community visitor parking, making hosting effortless. Stepping inside, you are greeted by soaring vaulted ceilings, brand new interior paint, and fresh flooring throughout. The expansive living room serves as a bright, airy centerpiece anchored by an inviting fireplace for relaxed evenings. Thoughtful improvements continue into the updated kitchen and across all bedrooms with brand-new closet doors. The highly versatile layout includes 4 bedrooms and 3 full bathrooms, plus a sought-after full bedroom and bathroom on the ground level—ideal for guests, multi-generational living, or an accessible home office— and the attached 2-car garage. Outside, the expansive private backyard is built for entertaining, offering ample space for open-air gatherings and a cozy firepit perfect for evening relaxation against peaceful green views. Ideally located in the heart of San Marcos. This community features tennis courts, recreational vehicle storage, pickleball courts, tot lot and green belts.

Mortgage Calculator

Est. Monthly Payment

$7,730

Principal & Interest$6,167
Property Tax$1,110
Insurance$324
HOA$130
%($222,000)
%
Loan Term

Location

Loading map...

Zoned Schools

  • Elementary

    Discovery Elementary · grades K-5 · San Marcos Unified

  • Middle

    San Elijo Middle · grades 6-8 · San Marcos Unified

  • High

    San Marcos High · grades 9-12 · San Marcos Unified

The district's assigned schools for this parcel, from its attendance boundaries and rules. Boundaries change: confirm with the district before you buy.

Short-term not available here. San Marcos does not allow short-term rentals in residential zones. See the rules

Investment Score

15C
Est. Monthly Rent
$4,720

14 leases of 4-bed houses within 2 mi · $4,274–$4,670

Blended 50/50 with the zip's market median ($4,988)

Monthly Cashflow

Rent − PITIA

-$3,011
Full Cashflow

Incl. vacancy, PM, maint, capex

-$5,021

What would make this work?

$5,021/mo short at 20% down; 86% down or +$6,521/mo rent closes it.

Break-even price

59% under asking

$456,288
Break-even rent

$6,521/mo above the estimate

$11,241/mo
Cashflow at 35% down
−$3,865/mo
Down payment to break even

$954,600 cash

86%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$6,167
Cap Rate
1.49%
Cash-on-Cash
-27.14%
DSCR

Need ≥ 1.25 for DSCR loan

0.61

NOI (Annual)
$16,577
Price-to-Rent

Lower = better for investors

19.6

* Modelled at 20% down, 7.43% rate, 30yr · vacancy 8% · PM 10% · capex 5% · maintenance 1%/yr.

Estimates only. Not financial advice. Verify all figures independently with a licensed professional before making any investment decision.

Open Full Calculator
CCashflow−$5,021/mo