
1607 Brighton Glen Road
Ctop 80%San Marcos, CA 92078Neighborhood: Lake San Marcos
Pass at asking: -$9,990/mo full cashflow at 20% down, 7.49% rate.
Works at $599,832 (68% under asking), or at 96% down.
Rent $6,210/mo from 8 leases of 3–5 bed houses within 1 mi ($5,459–$6,599).
Beds
4
Baths
3.5
Sqft
3,150
Year Built
2003
Days on Market
45
Property Type
Single Family
HOA/mo
$155
MLS ID
NDP2608746
This property is in San Marcos (92078). View neighborhood stats →
About This Property
Perched above a canyon with no neighbors behind you, this former model single-level masterpiece delivers front-row seats to breathtaking southwestern sunsets, along with the privacy and functionality you've been searching for. Welcome to Brighton Ridge, an exclusive enclave of just 22 luxury residences tucked into the southwest corner of San Marcos, bordering the beloved coastal towns of Carlsbad and La Costa. This private, secluded neighborhood is meticulously maintained and offers a peaceful retreat just minutes from upscale shopping and award-winning schools; and only 7 miles to the beach. After entering through a private courtyard, the foyer greets you with an abundance of natural light, expansive tray-style ceilings, and picturesque south-facing windows across the living and dining rooms. The island kitchen offers plentiful storage and a functional layout, with wrap-around cabinets, a walk-in pantry, ample counter space, a double wall oven, and a separate breakfast nook overlooking the courtyard. The den, just steps from the kitchen, offers a comfortable space with a built-in TV console, central tech storage, and direct access to the patio. The brilliance of the floorplan is felt as you head down the hallway toward the primary suite; with its separation from the guest rooms, it truly is an escape. The suite includes the same grand tray-style ceilings found throughout the home, a custom built-in entertainment console, distant southwestern views, a generous walk-in closet, dual vanities, a soaking tub, and a walk-in shower. Toward the guest "wing," a central open office with multiple built-in desks could serve many purposes; work, storage, or additional living space. Beyond the office, you'll find 2 guest bedrooms sharing a Jack & Jill bathroom with dual vanities and a separate shower/toilet area. A 4th and final bedroom sits at the end of the hall, featuring dramatic vaulted ceilings, custom wood wainscoting, and a full ensuite bathroom with a tile shower enclosure. The outdoor space shines with low maintenance and the versatility to add exactly what you want. An elevated patio overlooks the canyon, perfect for sunsets and ocean breezes. Both side yards offer ample space for a garden, dog run, play area, and more. Additional features include a laundry room, a split 3-car attached garage (2+1), dual-zone A/C, full automatic irrigation, and entirely new paint and carpet.
Mortgage Calculator
Est. Monthly Payment
$13,192
Location
Loading map...
Zoned Schools
Elementary
La Costa Meadows 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
$6,210
Comp Average
$5,930
642 Via Del Campo
4bd / 3.5ba · 2,925 sqft · Single Family
$1.40M
Est. $5,786/mo

1160 Festival Road
4bd / 3ba · 2,721 sqft · Single Family
$1.40M
Est. $5,620/mo
128 Unity Lane
5bd / 4.5ba · 3,009 sqft · Single Family
$1.49M
Est. $6,078/mo
950 Baylor Drive
4bd / 2.5ba · 2,978 sqft · Single Family
$1.70M
Est. $5,815/mo

953 Stoneridge
5bd / 3.5ba · 3,346 sqft · Single Family
$1.93M
Est. $6,350/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
8 leases of 3–5 bed houses within 1 mi · $5,459–$6,599
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$9,990/mo short at 20% down; 96% down or +$12,974/mo rent closes it.
- Break-even price
- $599,832
- Break-even rent
- $19,184/mo
- Cashflow at 35% down
- −$8,005/mo
- Down payment to break even
- 96%
- Rate to break even
- Not reachable
68% under asking
$12,974/mo above the estimate
$1,819,200 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.49% 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.
Open Full Calculator