
1865 Highgrove Drive
Ctop 80%Escondido, CA 92027
Pass at asking: -$6,222/mo full cashflow at 20% down, 7.49% rate.
Works at $592,352 (58% under asking), or at 84% down.
Rent $5,934/mo from 8 leases of 4–6 bed houses in 92027 ($5,594–$6,244).
Beds
5
Baths
3.5
Sqft
3,312
Year Built
1977
Days on Market
37
Property Type
Single Family
HOA/mo
N/A
MLS ID
NDP2608766
This property is in Escondido (92027). View neighborhood stats →
About This Property
Set on 1.63 private acres with panoramic valley and sunset views, this custom Spanish estate features a 4-bedroom, 2.5-bath main residence with an attached 2-car garage, plus a detached 2,000-square-foot 6-car garage/workshop with an oversized RV door and attached 1-bedroom, 1-bath ADU. Owned solar, three Tesla Powerwalls, abundant parking, and no HOA add to the property’s versatility and appeal. The main residence showcases exceptional craftsmanship and timeless Spanish character throughout. Versailles-pattern travertine flooring, rich hardwood floors, handcrafted ironwork, custom masonry, and distinctive architectural finishes create a warm, refined, and inviting living environment. Expansive windows capture breathtaking views from nearly every room, while thoughtfully designed indoor-outdoor spaces make the home ideal for everyday living and entertaining. A generous covered patio, rooftop terrace, and charming cantina-style entertaining pavilion extend the home’s Spanish character outdoors, creating memorable spaces for casual gatherings, celebrations, and sunset evenings with family and friends. Adding tremendous value and flexibility, the detached 6-car garage/workshop is a rare find, offering exceptional space for car collectors, RV and boat storage, woodworking, creative pursuits, equipment storage, or a home-based business. Above the garage, the attached 1-bedroom, 1-bath ADU provides an ideal setup for extended family, guests, private workspace, or potential rental use. The grounds offer Valencia orange, lemon, lime, and pomegranate trees, along with abundant room to create a private orchard, expansive gardens, or hobby farm. Modern amenities include owned solar, three Tesla Powerwall batteries, abundant parking, and no HOA. Perfectly positioned just minutes from Interstate 15, the San Diego Zoo Safari Park, San Pasqual Valley boutique wineries, California Center for the Arts, championship golf, shopping, dining, and everyday conveniences, this remarkable estate delivers a rare combination of craftsmanship, functionality, privacy, views, and convenience. A truly one-of-a-kind destination property, thoughtfully designed to be enjoyed for generations.
Mortgage Calculator
Est. Monthly Payment
$9,625
Location
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Zoned Schools
Elementary
L. R. Green Elementary · grades K-5 · Escondido Union
Middle
Bear Valley Middle · grades 6-8 · Escondido Union
High
Orange Glen 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.
Comparable Properties
5 comps foundThis Property
$5,934
Comp Average
$5,801

2954 Rangpur
4bd / 3.5ba · 3,198 sqft · Single Family
$1.02M
Est. $5,402/mo
2990 Burnet Drive
4bd / 3ba · 3,121 sqft · Single Family
$1000K
Est. $5,134/mo
2509 Honeybell Lane
5bd / 4ba · 3,635 sqft · Single Family
$1.27M
Est. $5,939/mo
2713 Vistamonte
4bd / 3.5ba · 3,971 sqft · Single Family
$1.71M
Est. $6,528/mo
3342 White Hawk Road
5bd / 3.5ba · 3,352 sqft · Single Family
$2.00M
Est. $6,003/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
8 leases of 4–6 bed houses in 92027 · $5,594–$6,244
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$6,222/mo short at 20% down; 84% down or +$8,080/mo rent closes it.
- Break-even price
- $592,352
- Break-even rent
- $14,014/mo
- Cashflow at 35% down
- −$4,756/mo
- Down payment to break even
- 84%
- Rate to break even
- Not reachable
58% under asking
$8,080/mo above the estimate
$1,175,160 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.
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