2279 Bear Rock
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2279 Bear Rock

Ctop 80%

Escondido, CA 92026

$1,049,000
STR limited · Escondido pilot, owners only · TOT 10%

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 →

Virtual Tour

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

Principal & Interest$5,788
Property Tax$1,049
Insurance$306
HOA$265
%($209,800)
%
Loan Term

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.

Investment Score

17C
Est. Monthly Rent
$4,580

8 leases of houses within 2 mi, size-adjusted · $4,240–$4,684

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$2,828
Full Cashflow

Incl. vacancy, PM, maint, capex

-$4,755

What would make this work?

$4,755/mo short at 20% down; 86% down or +$6,176/mo rent closes it.

Break-even price

59% under asking

$426,852
Break-even rent

$6,176/mo above the estimate

$10,756/mo
Cashflow at 35% down
−$3,670/mo
Down payment to break even

$902,140 cash

86%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$5,788
Cap Rate
1.44%
Cash-on-Cash
-27.20%
DSCR

Need ≥ 1.25 for DSCR loan

0.62

NOI (Annual)
$15,137
Price-to-Rent

Lower = better for investors

19.1

* 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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CCashflow−$4,755/mo