2533 Holly Valley Drive
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2533 Holly Valley Drive

Ctop 80%

Vista, CA 92084

$849,999
STR: check · HOA rules unknown · TOT 8%

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 →

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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.

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Est. Monthly Payment

$6,198

Principal & Interest$4,690
Property Tax$850
Insurance$248
HOA$410
%($170,000)
%
Loan Term

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.

Investment Score

27C
Est. Monthly Rent
$4,026

9 leases of 2–4 bed houses in 92084 · $4,124–$4,653

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$2,172
Full Cashflow

Incl. vacancy, PM, maint, capex

-$3,806

What would make this work?

$3,806/mo short at 20% down; 85% down or +$4,943/mo rent closes it.

Break-even price

59% under asking

$351,949
Break-even rent

$4,943/mo above the estimate

$8,969/mo
Cashflow at 35% down
−$2,927/mo
Down payment to break even

$722,499 cash

85%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$4,690
Cap Rate
1.53%
Cash-on-Cash
-26.87%
DSCR

Need ≥ 1.25 for DSCR loan

0.65

NOI (Annual)
$13,020
Price-to-Rent

Lower = better for investors

17.6

* 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−$3,806/mo