28572 Meadow Mesa Lane
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28572 Meadow Mesa Lane

Ctop 80%

Escondido, CA 92026

$1,900,000

Pass at asking: -$9,728/mo full cashflow at 20% down, 7.36% rate.

Works at $626,988 (67% under asking), or at 95% down.

Rent $6,223/mo from 6 leases of 4-bed houses in 92026 ($5,699–$6,344).

Beds

4

Baths

5.5

Sqft

3,738

Year Built

1990

Days on Market

240

Property Type

Single Family

HOA/mo

N/A

MLS ID

PW26057934

This property is in Escondido (92026). Browse neighborhood analytics →

Virtual Tour

About This Property

Perched among the rolling hills of Hidden Meadows, this exceptional 5.5-acre estate offers a private retreat defined by natural beauty and a true sense of tranquility. From the sweeping valley vistas to the peaceful ambiance of the surrounding hills, this is a property whose beauty extends far beyond what pictures can convey. This estate reveals its true magic the moment you arrive.The thoughtfully designed residence captures its surroundings from every vantage point, with expansive windows and multiple levels that invite in light, scenery, and serenity. The main home features three bedrooms, four full bathrooms, and a spacious office, while the primary suite provides a peaceful sanctuary complete with a built-in sauna and exceptional views of the vineyard. A separate lower-level in-law suite—with its own bedroom, kitchenette, and private entrance—offers flexibility for guests, extended family, or a secluded retreat space.The grounds are equally captivating, blending curated landscaping with the charm of a working vineyard. Meandering through the property, you’ll find mature olive trees, vibrant pomegranate trees, and citrus trees that add both beauty and seasonal bounty. A newly remodeled tasting room with an expansive deck serves as a stunning focal point for outdoor living and entertaining, perfectly positioned to take in panoramic views of the surrounding hills and vineyard rows. Whether hosting intimate gatherings or simply enjoying a quiet evening at sunset, the setting offers a rare combination of elegance and ease.As a distinctive complement to the estate, the property includes an established vineyard and boutique winery—presenting a unique opportunity for those seeking a lifestyle rooted in wine country living. The boutique winery currently generates steady income and offers significant future potential for the right owner to further grow and elevate the brand. Whether embraced as a personal passion project, creative outlet, or with a plan to grow the winery, the vineyard and winery enhance the experience of the property without defining it. This is a place where natural beauty, refined living, and opportunity come together in one extraordinary offering.

Mortgage Calculator

Est. Monthly Payment

$12,937

Principal & Interest$10,483
Property Tax$1,900
Insurance$554
%($380,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Lilac · grades K-5 · Valley Center-Pauma Unified

  • Middle

    Valley Center Middle · grades 6-8 · Valley Center-Pauma Unified

  • High

    Valley Center High · grades 9-12 · Valley Center-Pauma 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

7C
Est. Monthly Rent
$6,223

6 leases of 4-bed houses in 92026 · $5,699–$6,344

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$6,714
Full Cashflow

Incl. vacancy, PM, maint, capex

-$9,728

What would make this work?

$9,728/mo short at 20% down; 95% down or +$12,634/mo rent closes it.

Break-even price

67% under asking

$626,988
Break-even rent

$12,634/mo above the estimate

$18,857/mo
Cashflow at 35% down
−$7,763/mo
Down payment to break even

$1,805,000 cash

95%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$10,483
Cap Rate
0.67%
Cash-on-Cash
-30.72%
DSCR

Need ≥ 1.25 for DSCR loan

0.48

NOI (Annual)
$12,786
Price-to-Rent

Lower = better for investors

25.4

* 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−$9,728/mo