31402 Lake
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31402 Lake

Dbottom 20%

Bonsall, CA 92003

$2,500,000
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: -$14,677/mo full cashflow at 20% down, 7.43% rate.

Works at $588,955 (76% under asking); even all cash loses money at asking.

Rent $6,132/mo from 5 leases of houses in 92003, size-adjusted ($5,567–$6,259).

Beds

4

Baths

4.5

Sqft

4,583

Year Built

1990

Days on Market

76

Property Type

Single Family

HOA/mo

$198

MLS ID

ND26186936

This property is in Bonsall (92003). Browse neighborhood analytics →

About This Property

Motivated sellers, bring your offers! **Breathtaking Valley Views** Discover this custom home offering privacy, sophisticated finishes, and incredible indoor-outdoor living. Nearly every room captures panoramic views across the San Luis Rey Valley and San Luis Rey Downs Training Center.Inside, European White Oak flooring, soaring ceilings, exposed beams, and beautiful architectural details set the tone. The chef's kitchen features a massive center island, custom cabinetry, walk-in pantry, Miele induction range, Sub-Zero refrigerator and Sub-Zero refrigerator drawers, plus an adjacent eat-in dining area. A separate formal dining room provides an elegant space for entertaining. The oversized family room is a true focal point, with tall ceilings, fireplace, built-ins, walls of windows, and spectacular valley views.A unique turret-style private office/study above the main living spaces, creating an inspiring work-from-home retreat with incredible elevated views. The flexible floor plan lives like a single story and offers 4 bedrooms all with ensuite bathrooms. The primary suite features backyard access, dual walk-in closets, an imported Italian marble fireplace, heated bathroom floors, soaking tub, and steam shower. Thoughtful updates include updated AC, two instant hot water heaters, and a Tesla EV charger.The back yard is ideal for entertaining or relaxing and enjoying the sunset. Boasting a recently resurfaced pool with stone waterfall, glass fencing, expansive private deck, built-in BBQ, rose garden, and breathtaking sunset views. Located in Bonsall, one of North County San Diego's hidden gems, Lake Vista Estates is a gated community that is close to highly rated Bonsall schools, wineries, golf courses, hiking trails, restaurants, shopping, and coastal beaches. Convenient to Fallbrook, Vista, Oceanside, Temecula Wine Country, and Interstate 15 for easy commuting.A rare opportunity to enjoy exceptional views, high-end finishes, privacy, and the relaxed Bonsall lifestyle in one of North San Diego County's most desirable settings. This home has a VA assumable loan with an interest rate under 3%. Call for more details

Mortgage Calculator

Est. Monthly Payment

$17,316

Principal & Interest$13,889
Property Tax$2,500
Insurance$729
HOA$198
%($500,000)
%
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

0D
Est. Monthly Rent
$6,132

5 leases of houses in 92003, size-adjusted · $5,567–$6,259

Monthly Cashflow

Rent − PITIA

-$11,184
Full Cashflow

Incl. vacancy, PM, maint, capex

-$14,677

What would make this work?

$14,677/mo short at 20% down; +$19,061/mo rent closes it.

Break-even price

76% under asking

$588,955
Break-even rent

$19,061/mo above the estimate

$25,193/mo
Cashflow at 35% down
−$12,073/mo
Down payment to break even

Negative even all-cash

Not reachable
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$13,889
Cap Rate
-0.23%
Cash-on-Cash
-35.23%
DSCR

Need ≥ 1.25 for DSCR loan

0.35

NOI (Annual)
-$5,785
Price-to-Rent

Lower = better for investors

34.0

* Modelled at 20% down, 7.43% 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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DCashflow−$14,677/mo