1865 Monte Vista Dr
Btop 30%Vista, CA 92084
Pass at asking: -$3,056/mo full cashflow at 20% down, 7.43% rate.
Works at $401,119 (50% under asking), or at 76% down.
Rent $4,001/mo from 10 leases of houses within 2 mi, size-adjusted ($3,744–$4,303).
Beds
3
Baths
2
Sqft
1,552
Year Built
1936
Days on Market
0
Property Type
Single Family
HOA/mo
N/A
MLS ID
260026779SD
This property is in Vista (92084). Browse neighborhood analytics →
About This Property
Rare fixer opportunity to own 1.58 acres of privacy and endless possibilities in Vista. This charming 1936 farmhouse offers 3bd, 2 ba, and 1,552sqft of living space, featuring original hardwood floors, coved ceilings, built-in cabinetry, and a classic brick fireplace. Surrounded by mature trees and lush greenery, the expansive property offers a detached two-car garage, ample parking, and room for RVs, gardens, animals, and more. Whether you're looking to create your own private retreat or explore the potential for an ADU or additional improvements, the possibilities are exciting. Enjoy the tranquility of country-style living just minutes from shopping, dining, and everyday conveniences.
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Est. Monthly Payment
$5,471
Location
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Zoned Schools
Elementary
Monte Vista Elementary · grades K-5 · Vista Unified
Middle
Madison Middle · grades 6-8 · Vista Unified
High
Rancho Buena Vista High · grades 9-12 · Vista Unified
The district's assigned schools for this parcel, from its attendance boundaries and rules. Boundaries change: confirm with the district before you buy.
Renovation math
Flagged Fixer from the listing remarks — “fixer”.
- Asking now
- $799K
- Worth finished
- $818K
- Budget to renovate
- $18,843
$515/sqft
$527/sqft × 1,552 sqft
$12/sqft to spend
Comparable finished homes nearby suggest this is worth $818K once it's brought to par — about $18,843 above the asking price. That spread is your renovation budget before the deal stops working.
Rent once renovated
- Rent at par
- $3,716/mo
- Cashflow at that rent
- −$3,275/mo
$2.39/sqft × 1,552 sqft, median of 5 comps
cap rate 2.03%, DSCR 0.68
Heads up: the rent estimate elsewhere on this page ($4,001/mo) is above what comparable finished homes here support. A home that needs work does not out-rent them, so treat $3,716/mo as the ceiling.
Buying at asking and achieving par rent, excluding the renovation spend itself. We don't publish a current-condition rent: no listing remark says how much work a home needs, and mid-renovation it earns nothing.
Based on 5 comparable homes of the same property type and size currently listed nearby — asking prices and modelled rents, not closed sales. A contractor's scope, not this page, decides what a renovation actually costs.
Comparable Properties
5 comps foundThis Property
$4,001
Comp Average
$3,965
1145 Portola Street
3bd / 2ba · 1,734 sqft · Single Family
$830K
Est. $4,066/mo
1154 Monte Vista Dr
3bd / 2ba · 1,634 sqft · Single Family
$860K
Est. $4,173/mo
817 Crescent Drive
3bd / 2ba · 1,632 sqft · Single Family
$860K
Est. $3,908/mo
535 Civic Center Dr
3bd / 2ba · 1,717 sqft · Single Family
$920K
Est. $3,991/mo
320 Apollo Drive
3bd / 2ba · 1,500 sqft · Single Family
$900K
Est. $3,689/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
10 leases of houses within 2 mi, size-adjusted · $3,744–$4,303
Blended 50/50 with the zip's market median ($4,006)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,056/mo short at 20% down; 76% down or +$3,969/mo rent closes it.
- Break-even price
- $401,119
- Break-even rent
- $7,970/mo
- Cashflow at 35% down
- −$2,224/mo
- Down payment to break even
- 76%
- Rate to break even
- Not reachable
50% under asking
$3,969/mo above the estimate
$607,240 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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