15651 Puerta Del Sol
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15651 Puerta Del Sol

Dbottom 20%

Rancho Santa Fe, CA 92067

$29,500,000
STR: check · HOA rules unknown · TOT 8%

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: -$209,152/mo full cashflow at 20% down, 7.43% rate.

Works at $2,268,075 (92% under asking); even all cash loses money at asking.

Rent $22,625/mo from 18 leases of houses within 2 mi, same school area, size-adjusted ($20,277–$35,620).

Beds

10

Baths

13.5

Sqft

16,500

Year Built

1999

Days on Market

302

Property Type

Single Family

HOA/mo

$1

MLS ID

NDP2600357

This property is in Rancho Santa Fe (92067). Browse neighborhood analytics →

Virtual Tour

About This Property

Located in the prestigious Covenant of Rancho Santa Fe, this exceptional custom-built estate spans 8 acres of pristine grounds. Beyond the grand gated entrance, a picturesque bridge leads over a serene freshwater pond, setting the tone for the tranquility and elegance of the property. In addition to the main residence, the estate includes five thoughtfully designed structures: a dedicated gym, a private spa building, a two-bedroom guest house, a two-bedroom staff house, and auxiliary detached garage. The grounds are adorned with mature landscaping, a lush grass arena, a full regulation tennis court, and expansive open spaces that create a resort-like atmosphere. Kids of all ages will love the bowling alley and game room built into the hillside. Auto lovers will appreciate the ability to house 10 cars. The main residence is a masterpiece of luxury and functionality, featuring five spacious bedrooms, an executive office, a state-of-the-art director's theater, an oversized entertainer's kitchen, a welcoming family room, and a vibrant game room. Conveniently situated on the west side of the Covenant, the estate offers easy access to the freeway and is just a 10-minute drive to the stunning beaches of the area. This property combines unparalleled privacy with exquisite amenities, making it a rare gem in the heart of Rancho Santa Fe.

Mortgage Calculator

Est. Monthly Payment

$201,990

Principal & Interest$163,885
Property Tax$29,500
Insurance$8,604
HOA$1
%($5,900,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    R. Roger Rowe Elementary · grades PK-5 · Rancho Santa Fe Elementary

  • Middle

    R. Roger Rowe Middle · grades 6-8 · Rancho Santa Fe Elementary

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

1 comp found

This Property

$22,625

vs

Comp Average

$32,500

Comps based on same zip code, similar beds (±1), price range (60-150%).

Investment Score

0D
Est. Monthly Rent
$22,625

18 leases of houses within 2 mi, same school area, size-adjusted · $20,277–$35,620

Monthly Cashflow

Rent − PITIA

-$179,365
Full Cashflow

Incl. vacancy, PM, maint, capex

-$209,152

What would make this work?

$209,152/mo short at 20% down; +$271,626/mo rent closes it.

Break-even price

92% under asking

$2,268,075
Break-even rent

$271,626/mo above the estimate

$294,251/mo
Cashflow at 35% down
−$178,424/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)
$163,885
Cap Rate
-1.80%
Cash-on-Cash
-42.54%
DSCR

Need ≥ 1.25 for DSCR loan

0.11

NOI (Annual)
-$529,630
Price-to-Rent

Lower = better for investors

108.7

* 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−$209,152/mo