
332 Arroyo Vista
Atop 10%Fallbrook, CA 92028
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: -$1,314/mo full cashflow at 20% down, 7.36% rate.
Works at $403,002 (30% under asking), or at 54% down.
Rent $4,377/mo from 4 leases of condos & townhomes in 92028, size-adjusted ($3,920–$4,296).
Beds
4
Baths
4
Sqft
2,284
Year Built
1992
Days on Market
1
Property Type
Townhouse
HOA/mo
$290
MLS ID
26108058
This property is in Fallbrook (92028). Browse neighborhood analytics →
About This Property
Welcome to 332 Arroyo Vista, a spacious townhome-style residence in the gated Village Creek community of Fallbrook. Offering 4 bedrooms, 3.5 bathrooms, and approximately 2,284 square feet, this home features an impressive two-story entry, soaring ceilings, abundant natural light, and a dramatic living room with fireplace. The floor plan offers excellent separation and flexibility, including one bedroom on the main level with an attached bathroom featuring dual sinks, shower, and enclosed toilet area, plus an interior laundry room downstairs. Upstairs, the primary suite is privately positioned on one side of the home and features vaulted ceilings, a spacious bathroom with dual vanity, soaking tub, separate shower, and enclosed toilet area. Two additional upstairs bedrooms and a full bathroom are located on the opposite side of the upper level. Additional highlights include a generous kitchen and breakfast area, defined dining space, upstairs landing area, attached 3-car garage, and HOA-maintained common grounds. Select images have been virtually staged; corresponding original photos are included. Buyer to verify all information, including square footage, bed/bath count, HOA, condition, permits, zoning, and community rules.
Mortgage Calculator
Est. Monthly Payment
$4,205
Location
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Zoned Schools
Elementary
La Paloma Elementary · grades K-6 · Fallbrook Union Elementary
Middle
James E. Potter Intermediate · grades 7-8 · Fallbrook Union Elementary
High
Fallbrook High · grades 9-12 · Fallbrook Union High
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
$4,377
Comp Average
$3,699
235 Woodland Place
4bd / 2.5ba · 1,668 sqft · Townhouse
$590K
Est. $4,079/mo
3404 Oak Cliff Drive
2bd / 2.5ba · 1,677 sqft · Condo
$538K
Est. $3,566/mo
308 Seedling Way
3bd / 2.5ba · 1,283 sqft · Townhouse
$499K
Est. $3,406/mo
35104 Crop Place
3bd / 2.5ba · 1,471 sqft · Townhouse
$599K
Est. $3,515/mo
35103 Grove Trl
4bd / 2.5ba · 1,480 sqft · Condo
$625K
Est. $3,928/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
4 leases of condos & townhomes in 92028, size-adjusted · $3,920–$4,296
Blended 50/50 with the zip's market median ($4,648)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$1,314/mo short at 20% down; 54% down or +$1,707/mo rent closes it.
- Break-even price
- $403,002
- Break-even rent
- $6,084/mo
- Cashflow at 35% down
- −$719/mo
- Down payment to break even
- 54%
- Rate to break even
- 2.67%
30% under asking
$1,707/mo above the estimate
$310,500 cash
at 20% down
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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