
1020 Partridge Court
Ctop 80%San Marcos, CA 92078Neighborhood: Barham/Discovery
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
Location
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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.
Comparable Properties
5 comps foundThis Property
$4,720
Comp Average
$4,501
1132 Rancho Santa Fe Rd
4bd / 2ba · 1,765 sqft · Single Family
$985K
Est. $4,414/mo
639 Starstone Drive
4bd / 3ba · 2,000 sqft · Single Family
$1.05M
Est. $4,559/mo
1578 Chert Dr.
4bd / 3ba · 2,022 sqft · Single Family
$1.20M
Est. $4,943/mo
3332 Heather Ridge Court
4bd / 3ba · 1,797 sqft · Single Family
$1.08M
Est. $4,175/mo
1530 Camino Linda Drive
3bd / 2ba · 1,700 sqft · Single Family
$1.20M
Est. $4,415/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Short-term not available here. San Marcos does not allow short-term rentals in residential zones. See the rules
Investment Score
14 leases of 4-bed houses within 2 mi · $4,274–$4,670
Blended 50/50 with the zip's market median ($4,988)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$5,021/mo short at 20% down; 86% down or +$6,521/mo rent closes it.
- Break-even price
- $456,288
- Break-even rent
- $11,241/mo
- Cashflow at 35% down
- −$3,865/mo
- Down payment to break even
- 86%
- Rate to break even
- Not reachable
59% under asking
$6,521/mo above the estimate
$954,600 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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.
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