
2533 Holly Valley Drive
Ctop 80%Vista, CA 92084
HOA rules unknown: an HOA can ban stays under 30 days (Civ. Code §4741), and no permit on file shows this one allows them. Get the CC&Rs.
Pass at asking: -$3,806/mo full cashflow at 20% down, 7.36% rate.
Works at $351,949 (59% under asking), or at 85% down.
Rent $4,026/mo from 9 leases of 2–4 bed houses in 92084 ($4,124–$4,653).
Beds
3
Baths
2
Sqft
2,086
Year Built
1987
Days on Market
303
Property Type
Single Family
HOA/mo
$410
MLS ID
NDP2600396
This property is in Vista (92084). Browse neighborhood analytics →
About This Property
Welcome to 2533 Vista Valley Drive, an extraordinary residence that captures the essence of refined California living within one of North San Diego’s most compelling hidden gems. Located in the area of Bonsall, fully remodeled from top to bottom, this stunning home blends impeccable craftsmanship with sophisticated style — delivering an exceptional opportunity for today’s discerning buyer seeking beauty, comfort, and community. Nestled in the prestigious Havens golf course community, this property embodies the ideal balance of serene privacy and vibrant lifestyle amenities. With luxurious upgrades throughout and a location that’s both peaceful and poised for growth, this is more than a home — it’s an invitation to a lifestyle of refinement and ease. Every inch of this home has been thoughtfully and tastefully updated, showcasing a contemporary design aesthetic that blends seamlessly with classic California comfort. The open-concept floor plan welcomes you with abundant natural light, highlighting premium finishes, designer fixtures, and a fresh, fluid layout that enhances everyday living as well as entertaining. Fully owned solar. A locale long cherished by those “in the know” for its scenic beauty, relaxed pace, and proximity to incredible amenities. This area is bordered by lush rolling hills and two prominent golf courses, including the renowned championship course at The Havens Country Club (formerly Vista Valley Country Club), where members enjoy world-class golf, dining, fitness, and social opportunities. The community’s reputation as a hidden gem is well deserved. Vista Valley offers an enviable blend of rural charm and suburban convenience, with homes that range from beautifully remodeled ranch residences to expansive custom estates. Whether you’re drawn to the refined leisure of golf club life or the everyday joy of open space and fresh air, this neighborhood has it all.
Mortgage Calculator
Est. Monthly Payment
$6,198
Location
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Zoned Schools
Elementary
Bonsall Elementary · grades K-5 · Bonsall Unified
Middle
Norman L. Sullivan Middle · grades 6-8 · Bonsall Unified
High
Bonsall High · grades 9-12 · Bonsall 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
$4,026
Comp Average
$4,183
1145 Portola Street
3bd / 2ba · 1,734 sqft · Single Family
$799K
Est. $4,064/mo
1650 Lisa Avenue
3bd / 2ba · 1,929 sqft · Single Family
$830K
Est. $4,231/mo
817 Crescent Drive
3bd / 2ba · 1,632 sqft · Single Family
$820K
Est. $4,014/mo
1154 Monte Vista Dr
3bd / 2ba · 1,634 sqft · Single Family
$860K
Est. $4,141/mo
1906 Odell Circle
4bd / 2ba · 2,150 sqft · Single Family
$949K
Est. $4,467/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
9 leases of 2–4 bed houses in 92084 · $4,124–$4,653
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,806/mo short at 20% down; 85% down or +$4,943/mo rent closes it.
- Break-even price
- $351,949
- Break-even rent
- $8,969/mo
- Cashflow at 35% down
- −$2,927/mo
- Down payment to break even
- 85%
- Rate to break even
- Not reachable
59% under asking
$4,943/mo above the estimate
$722,499 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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