3425 Purer Rd
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3425 Purer Rd

Ctop 80%

Escondido, CA 92029

$1,979,900

Pass at asking: -$9,642/mo full cashflow at 20% down, 7.36% rate.

Works at $718,253 (64% under asking), or at 91% down.

Rent $7,128/mo from 5 leases of 4-bed houses in 92029 ($5,323–$6,107).

Beds

4

Baths

5

Sqft

3,468

Year Built

1995

Days on Market

78

Property Type

Single Family

HOA/mo

N/A

MLS ID

260020898SD

This property is in Escondido (92029). Browse neighborhood analytics →

Virtual Tour

About This Property

Perched on over an acre of serene privacy in Southwest Escondido, this exceptional single-level Mid-Century ranch estate enjoys a high-vantage-point setting overlooking the Lake Hodges area, with expansive valley vistas and rolling hills creating a peaceful and private backdrop. Wake up to golden morning light spilling through floor-to-ceiling glass and grand bi-fold doors, opening your home to crisp mountain air and sweeping horizon views. Sip your first cup of coffee on the expansive rear deck as the valley wakes up beneath you, or spend long, sun-drenched afternoons floating in the sparkling pool framed by complete privacy. Inside, the home invites effortless connection and warmth, where dual wood-burning fireplaces set a cozy, intimate mood for twilight conversations after a day of entertaining in the light-flooded open living spaces. Four private ensuite bedrooms offer quiet, resort-style retreats for family and guests alike, ensuring everyone has their own peaceful corner of the property. Beyond the main residence, a versatile 2-car detached garage and a pool house provides the ideal footprint for a private workshop, woodshop, music or art studio, or creative hideaway away from the main living quarters. As night falls, gather under a canopy of stars to watch the evening lights shimmer across the landscape. Powered by eco-conscious solar energy with a Tesla EV charger and defined by custom luxury, this is more than a home. It is a rare Southern California sanctuary where refined architecture, serene nature, and breathtaking horizon views come together seamlessly.

Mortgage Calculator

Est. Monthly Payment

$13,481

Principal & Interest$10,924
Property Tax$1,980
Insurance$577
%($395,980)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Bernardo Elementary · grades K-5 · Escondido Union

  • Middle

    Bear Valley Middle · grades 6-8 · Escondido Union

  • High

    San Pasqual High · grades 9-12 · Escondido 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.

Investment Score

10C
Est. Monthly Rent
$7,128

5 leases of 4-bed houses in 92029 · $5,323–$6,107

Blended 50/50 with a property-level estimate

A property-level estimate runs more than 25% above what comparable homes leased for ($5,829). Treat this rent with extra care.

Monthly Cashflow

Rent − PITIA

-$6,352
Full Cashflow

Incl. vacancy, PM, maint, capex

-$9,642

What would make this work?

$9,642/mo short at 20% down; 91% down or +$12,522/mo rent closes it.

Break-even price

64% under asking

$718,253
Break-even rent

$12,522/mo above the estimate

$19,650/mo
Cashflow at 35% down
−$7,594/mo
Down payment to break even

$1,801,709 cash

91%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$10,924
Cap Rate
0.99%
Cash-on-Cash
-29.22%
DSCR

Need ≥ 1.25 for DSCR loan

0.53

NOI (Annual)
$19,658
Price-to-Rent

Lower = better for investors

23.1

* 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−$9,642/mo