
10287 Spruce Woodlands Way
Btop 30%Escondido, CA 92026
HOA rules unknown: an HOA can ban stays under 30 days (Civ. Code §4741), and no permit on file shows this one allows them. Get the CC&Rs.
Pass at asking: -$3,516/mo full cashflow at 20% down, 7.36% rate.
Works at $478,013 (49% under asking), or at 75% down.
Rent $5,058/mo from 7 leases of 4–6 bed houses in 92026 ($4,592–$5,219).
Beds
5
Baths
2.5
Sqft
2,357
Year Built
2004
Days on Market
89
Property Type
Single Family
HOA/mo
$242
MLS ID
260020078SD
This property is in Escondido (92026). Browse neighborhood analytics →
About This Property
Welcome to Hidden Meadows! Situated on an expansive lot, this beautifully maintained 5-bedroom, 2.5-bath home offers 2,357 sq. ft. of versatile living space, a 3-car garage, fully OWNED SOLAR and a Level 2 EV charger. Step inside to soaring ceilings, abundant natural light and an inviting floor plan designed for everyday living and entertaining. The main level features a versatile bedroom ideal for guests or a home office, along with a convenient half bath. Formal living and dining areas lead to the spacious family room with a second fireplace and an open connection to the kitchen and backyard. The kitchen features stainless steel appliances, stone countertops, white cabinetry, generous prep space and a casual dining area. Upstairs, the spacious primary suite offers backyard views, an ensuite bath and walk-in closet, along with three additional bedrooms and a full hall bath. Outside, enjoy a large private grassy backyard with mature fruit trees and plenty of room to entertain, play or garden. Hidden Meadows amenities include a community pool, tennis courts and clubhouse, with nearby golf, local markets and dining. Hidden Meadows Vineyard is just minutes away, offering a charming tasting room and picturesque vineyard setting. A wonderful combination of space, functionality and the relaxed Hidden Meadows lifestyle!
Mortgage Calculator
Est. Monthly Payment
$6,629
Location
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Zoned Schools
Elementary
Reidy Creek Elementary · grades K-5 · Escondido Union
Middle
Rincon Middle · grades 6-8 · Escondido Union
High
Escondido High · grades 9-12 · Escondido Union High
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
$5,058
Comp Average
$5,109
29705 Gracilior Drive
5bd / 3ba · 2,413 sqft · Single Family
$895K
Est. $5,673/mo
29626 Platanus Drive
4bd / 2.5ba · 2,213 sqft · Single Family
$875K
Est. $4,862/mo
2279 Bear Rock
4bd / 3ba · 2,200 sqft · Single Family
$1.05M
Est. $4,580/mo
2080 Simpatico Place
4bd / 2.5ba · 2,333 sqft · Single Family
$1.18M
Est. $5,216/mo
2064 Simpatico Place
4bd / 2.5ba · 2,333 sqft · Single Family
$1.24M
Est. $5,216/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
7 leases of 4–6 bed houses in 92026 · $4,592–$5,219
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,516/mo short at 20% down; 75% down or +$4,566/mo rent closes it.
- Break-even price
- $478,013
- Break-even rent
- $9,624/mo
- Cashflow at 35% down
- −$2,546/mo
- Down payment to break even
- 75%
- Rate to break even
- Not reachable
49% under asking
$4,566/mo above the estimate
$703,500 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% 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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