
2279 Bear Rock
Ctop 80%Escondido, CA 92026
An HOA may ban rentals of 30 days or less (Civ. Code §4741): check the CC&Rs.
Pass at asking: -$4,755/mo full cashflow at 20% down, 7.36% rate.
Works at $426,852 (59% under asking), or at 86% down.
Rent $4,580/mo from 8 leases of houses within 2 mi, size-adjusted ($4,240–$4,684).
Beds
4
Baths
3
Sqft
2,200
Year Built
1995
Days on Market
92
Property Type
Single Family
HOA/mo
$265
MLS ID
260019778SD
This property is in Escondido (92026). Browse neighborhood analytics →
About This Property
Tucked at the end of Bear Rock Glen near a quiet cul-de-sac in the highly sought after guard-gated community of Emerald Heights, this beautifully maintained 4 bedroom, 3 bathroom home offers approximately 2,200 square feet of warm, inviting living space. Freshly landscaped grounds set the tone for what's inside, where soaring vaulted ceilings greet you in both the living and dining rooms, filling the home with natural light and openness. The heart of the home is a welcoming kitchen with an island and abundant storage, flowing into a family room anchored by a cozy gas fireplace, perfect for quiet evenings or lively gatherings. Charming louvered shutters carry throughout, adding character to every room. A downstairs bedroom and full bathroom offer flexibility, whether for guests, a home office, or multigenerational living. Upstairs, the primary suite feels like a private escape with its own balcony offering serene city views, and a spa-inspired bathroom featuring both a soaking tub and walk-in shower. Out back, a fully enclosed yard offers a peaceful patch of green for relaxing weekends or evenings under the stars, with an attached 3-car garage for added convenience. Beyond the front door, Emerald Heights offers a lifestyle all its own: 24/7 guard-gated security, resort-style amenities including a pool, spa, fitness center, tennis courts, and playgrounds, plus a full calendar of community events that make it easy to feel right at home. NEW CARPET NOVEMBER 2026!
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Est. Monthly Payment
$7,408
Location
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Zoned Schools
Elementary
Richland Elementary · grades K-5 · San Marcos Unified
Middle
Woodland Park Middle · grades 6-8 · San Marcos Unified
High
Mission Hills 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.
Comparable Properties
5 comps foundThis Property
$4,580
Comp Average
$4,718
29626 Platanus Drive
4bd / 2.5ba · 2,213 sqft · Single Family
$875K
Est. $4,862/mo
1884 Sunbury Street
4bd / 2ba · 2,012 sqft · Single Family
$910K
Est. $4,751/mo
2043 Dawn View Glen
4bd / 2.5ba · 2,090 sqft · Single Family
$949K
Est. $4,497/mo

1162 Pebble Springs Ln
4bd / 2.5ba · 2,200 sqft · Single Family
$1.10M
Est. $4,947/mo
2484 Bear Rock Glen
4bd / 2.5ba · 2,090 sqft · Single Family
$1.05M
Est. $4,535/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
8 leases of houses within 2 mi, size-adjusted · $4,240–$4,684
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$4,755/mo short at 20% down; 86% down or +$6,176/mo rent closes it.
- Break-even price
- $426,852
- Break-even rent
- $10,756/mo
- Cashflow at 35% down
- −$3,670/mo
- Down payment to break even
- 86%
- Rate to break even
- Not reachable
59% under asking
$6,176/mo above the estimate
$902,140 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% 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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