12145 San Tomas Pl

12145 San Tomas Pl

Dbottom 20%

Rancho Bernardo, CA 92128Neighborhood: Rancho Bernardo

$1,200,000
NEW — 1d
STR: check · no permits on this tract · TOT 11.75%

2 licensed short-term rentals within ½ mile (1 whole home), from the cities' license and permit lists of Nov 14, 2026.

None of the 50 homes on this home's recorded tract holds a short-term rental license, so nothing shows its HOA allows them. Get the CC&Rs before counting on short-term income.

Pass at asking: -$6,694/mo full cashflow at 20% down, 7.36% rate.

Works at $324,052 (73% under asking); even all cash loses money at asking.

Rent $4,048/mo from 10 leases of 1–3 bed houses within 1 mi, same school area ($3,990–$4,656).

Beds

2

Baths

2

Sqft

1,770

Year Built

1969

Days on Market

1

Property Type

Single Family

HOA/mo

$640

MLS ID

260027038SD

This property is in Rancho Bernardo (92128). View neighborhood stats →

About This Property

For those who think a new home isn't in their future, we say: Welcome Home! Stunning and elegant, this home has everything! From the Brazilian cherry wood floors to the crown moldings this home has been loving upgraded and makes you feel like you're walking into a new home! (see supplement) Enter through custom front doors into an open floor plan. The spacious Livingroom invites family and friends and is open to the kitchen and dining room and rear yard. There's also a huge bonus room/office connected as well that could easily be turned into a 3rd bedroom. Features include: Matching stainless kitchen appliances, Dual pane windows throughout, Tankless water heater, AC, Beautiful wood and travertine flooring, and SOLAR which is owned not leased. The remodeled bathrooms feature walk in showers and dual vanities in the primary bath. There are multipole siting patios which feature retractable rolling shades and even a large motorized shade at kitchen patio. Stamped colored concrete has underground drainage which drain to the street. There are 4 producing citrus trees and one avocado. There's a oversized finished "Dream Garage" that every one will love. Property is fully fenced with Vynal fencing. The entire sewer line was replaced in 2025 from the house to the street.

Mortgage Calculator

Est. Monthly Payment

$8,811

Principal & Interest$6,621
Property Tax$1,200
Insurance$350
HOA$640
%($240,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Highland Ranch Elementary · grades K-5 · Poway Unified

  • Middle

    Bernardo Heights Middle · grades 6-8 · Poway Unified

  • High

    Rancho Bernardo High · grades 9-12 · Poway 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

1D
Est. Monthly Rent
$4,048

10 leases of 1–3 bed houses within 1 mi, same school area · $3,990–$4,656

Blended 50/50 with the zip's market median ($3,513)

Monthly Cashflow

Rent − PITIA

-$4,763
Full Cashflow

Incl. vacancy, PM, maint, capex

-$6,694

What would make this work?

$6,694/mo short at 20% down; +$8,693/mo rent closes it.

Break-even price

73% under asking

$324,052
Break-even rent

$8,693/mo above the estimate

$12,741/mo
Cashflow at 35% down
−$5,452/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)
$6,621
Cap Rate
0.13%
Cash-on-Cash
-33.47%
DSCR

Need ≥ 1.25 for DSCR loan

0.46

NOI (Annual)
$1,552
Price-to-Rent

Lower = better for investors

24.7

* 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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DCashflow−$6,694/mo