1607 Brighton Glen Road
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1607 Brighton Glen Road

Ctop 80%

San Marcos, CA 92078Neighborhood: Lake San Marcos

$1,895,000

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 →

Virtual Tour

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

Principal & Interest$10,590
Property Tax$1,895
Insurance$553
HOA$155
%($379,000)
%
Loan Term

Location

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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.

Short-term not available here. San Marcos does not allow short-term rentals in residential zones. See the rules

Investment Score

6C
Est. Monthly Rent
$6,210

8 leases of 3–5 bed houses within 1 mi · $5,459–$6,599

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$6,983
Full Cashflow

Incl. vacancy, PM, maint, capex

-$9,990

What would make this work?

$9,990/mo short at 20% down; 96% down or +$12,974/mo rent closes it.

Break-even price

68% under asking

$599,832
Break-even rent

$12,974/mo above the estimate

$19,184/mo
Cashflow at 35% down
−$8,005/mo
Down payment to break even

$1,819,200 cash

96%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$10,590
Cap Rate
0.58%
Cash-on-Cash
-31.63%
DSCR

Need ≥ 1.25 for DSCR loan

0.47

NOI (Annual)
$10,920
Price-to-Rent

Lower = better for investors

25.4

* 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
CCashflow−$9,990/mo