1865 Highgrove Drive
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1865 Highgrove Drive

Ctop 80%

Escondido, CA 92027

$1,399,000

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 →

Virtual Tour

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

Principal & Interest$7,818
Property Tax$1,399
Insurance$408
%($279,800)
%
Loan Term

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.

Investment Score

16C
Est. Monthly Rent
$5,934

8 leases of 4–6 bed houses in 92027 · $5,594–$6,244

Monthly Cashflow

Rent − PITIA

-$3,691
Full Cashflow

Incl. vacancy, PM, maint, capex

-$6,222

What would make this work?

$6,222/mo short at 20% down; 84% down or +$8,080/mo rent closes it.

Break-even price

58% under asking

$592,352
Break-even rent

$8,080/mo above the estimate

$14,014/mo
Cashflow at 35% down
−$4,756/mo
Down payment to break even

$1,175,160 cash

84%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$7,818
Cap Rate
1.62%
Cash-on-Cash
-26.68%
DSCR

Need ≥ 1.25 for DSCR loan

0.62

NOI (Annual)
$22,717
Price-to-Rent

Lower = better for investors

19.6

* 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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CCashflow−$6,222/mo