16390 Via Justina Real
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16390 Via Justina Real

Dbottom 20%

Escondido, CA 92025

$2,500,500

Pass at asking: -$15,126/mo full cashflow at 20% down, 7.43% rate.

Works at $531,035 (79% under asking); even all cash loses money at asking.

Rent $5,297/mo from 6 leases of 4-bed houses in 92025 ($5,456–$6,138).

Beds

4

Baths

3.5

Sqft

3,200

Year Built

2026

Days on Market

103

Property Type

Single Family

HOA/mo

N/A

MLS ID

260018633SD

This property is in Escondido (92025). View neighborhood stats →

Virtual Tour

About This Property

Have you considered "living off of the grid"? Discover the Estates of Ranchos of Santa Maria, a rare gem in the storied San Pasqual Valley. Here, the developer’s dream of creating a peaceful, upscale community in the rolling hills has been fully realized. This modern residence sits on more than 8 acres of pristine land, offering a rustic backdrop paired with sophisticated, high-end design. It’s a home that feels both luxurious and grounded—perfect for those seeking quiet country living without sacrificing comfort. With ample space for barns, corrals, or a small ranch, the property invites you to shape it to your lifestyle. Move-in ready and beautifully finished, it still allows room for personal touches that bring your own vision of country living to life. The Estates are thoughtfully crafted custom homes designed for today’s work-from-home executive as well as the weekend rancher seeking space, privacy, and a connection to the land. Here, you’ll experience the quiet beauty of the Valley while still enjoying a remarkably convenient commute to shopping, the coast, and the financial district of San Diego. From the moment you pass through the charming, gated entrance, a sense of calm settles in.

Mortgage Calculator

Est. Monthly Payment

$17,121

Principal & Interest$13,891
Property Tax$2,501
Insurance$729
%($500,100)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    San Pasqual Union Elementary · grades K-8 · San Pasqual Union Elementary

  • Middle

    San Pasqual Union Elementary · grades K-8 · San Pasqual Union Elementary

  • High

    San Pasqual High · grades 9-12 · Escondido Union High

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
$5,297

6 leases of 4-bed houses in 92025 · $5,456–$6,138

Blended 50/50 with the zip's market median ($4,869)

Monthly Cashflow

Rent − PITIA

-$11,824
Full Cashflow

Incl. vacancy, PM, maint, capex

-$15,126

What would make this work?

$15,126/mo short at 20% down; +$19,644/mo rent closes it.

Break-even price

79% under asking

$531,035
Break-even rent

$19,644/mo above the estimate

$24,941/mo
Cashflow at 35% down
−$12,521/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)
$13,891
Cap Rate
-0.47%
Cash-on-Cash
-36.29%
DSCR

Need ≥ 1.25 for DSCR loan

0.31

NOI (Annual)
-$11,637
Price-to-Rent

Lower = better for investors

39.3

* 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−$15,126/mo