10747 Birch Bluff Ave
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10747 Birch Bluff Ave

Dbottom 20%

Scripps Ranch, CA 92131

$2,499,000
STR-eligible · San Diego Tier 3 · TOT 12.75%

One license per person in San Diego: whether you can hold it depends on you, not only the home.

0 licensed short-term rentals within ½ mile (0 whole home), from the cities' license and permit lists of Nov 10, 2026.

Pass at asking: -$14,451/mo full cashflow at 20% down, 7.43% rate.

Works at $617,483 (75% under asking); even all cash loses money at asking.

Rent $6,159/mo from 9 leases of 4–6 bed houses within 2 mi ($6,127–$6,794).

Beds

5

Baths

4

Sqft

3,429

Year Built

1985

Days on Market

97

Property Type

Single Family

HOA/mo

N/A

MLS ID

260018986SD

This property is in Scripps Ranch (92131). View neighborhood stats →

Virtual Tour

About This Property

A wonderful floorplan for a growing, or multigenerational family, with top rated schools! Tastefully renovated Scripps Ranch home offering unobstructed canyon views and a rare four-car garage The home features Alabaster slim-shaker cabinetry throughout, paired with elegant marble-style quartz countertops and brand-new appliances. Oak luxury vinyl plank flooring, fresh interior paint, new light fixtures, solar, and two new HVAC systems (2-ton and 4-ton) complete the extensive upgrades. All four bathrooms have been fully updated with tile or LVP flooring, refined tile surrounds with custom niches, and modern finishes. The primary suite is a true retreat, featuring a freestanding soaking tub positioned to enjoy the canyon views. The upper level offers exceptional flexibility, overlooking the pool and featuring a spacious great room, balcony, wet bar, second laundry room, and two bedrooms connected by a Jack-and-Jill bathroom. Outdoor living shines with a resurfaced pool and spa, complete with new heater and equipment, all surrounded by a generously sized Trex deck. The property also includes grassy areas ideal for kids and pets, all set against breathtaking canyon vistas. With abundant storage and a four-car garage perfect for vehicles, toys, or a workshop, this home delivers both luxury and versatility in one of Scripps Ranch’s most desirable settings.

Mortgage Calculator

Est. Monthly Payment

$17,111

Principal & Interest$13,883
Property Tax$2,499
Insurance$729
%($499,800)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Jerabek Elementary · grades K-5 · San Diego Unified

  • Middle

    Marshall Middle · grades 6-8 · San Diego Unified

  • High

    Scripps Ranch High · grades 9-12 · San Diego Unified

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

Investment Score

0D
Est. Monthly Rent
$6,159

9 leases of 4–6 bed houses within 2 mi · $6,127–$6,794

Blended 50/50 with the zip's market median ($6,065)

Monthly Cashflow

Rent − PITIA

-$10,952
Full Cashflow

Incl. vacancy, PM, maint, capex

-$14,451

What would make this work?

$14,451/mo short at 20% down; +$18,768/mo rent closes it.

Break-even price

75% under asking

$617,483
Break-even rent

$18,768/mo above the estimate

$24,927/mo
Cashflow at 35% down
−$11,848/mo
Down payment to break even

Negative even all-cash

Not reachable
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$13,883
Cap Rate
-0.12%
Cash-on-Cash
-34.70%
DSCR

Need ≥ 1.25 for DSCR loan

0.36

NOI (Annual)
-$3,121
Price-to-Rent

Lower = better for investors

33.8

* 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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DCashflow−$14,451/mo