3475 Via Loma Vista

Ctop 80%

Escondido, CA 92029

$1,345,000

STR-eligible · unincorporated county · TOT 8%

Pass at asking: -$6,386/mo full cashflow at 20% down, 7.36% rate.

Works at $509,261 (62% under asking), or at 89% down.

Rent $5,055/mo from 9 leases of houses within 2 mi, size-adjusted ($5,448–$6,773).

Beds

Baths

Sqft

2,811

Year Built

1979

Days on Market

—

Property Type

Single Family

HOA/mo

N/A

MLS ID

260027014SD

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

About This Property

Trust Sale. Private custom estate on approx. 1.6 acres close to Lake Hodges, with open partial views of the lake. The grounds are the showpiece, with a citrus and avocado orchard, vegetable raised beds, and room for gardening, entertaining and large gatherings. A floating deck faces sweeping valley views toward Lake Hodges, perfect for morning coffee or sunset evenings, and a covered veranda gives you shade on warm days. Inside, Saltillo tile runs throughout. The kitchen has granite countertops, and one room has a Murphy bed. Other features include a central vacuum system, water filtration system, ceiling fans, rainwater capture system and a tool shop inside the garage. A second paved access leads to the rear of the lot, where a barn-style shed with its own access has potential for an ADU (buyer to verify with City/County). Sold As-Is.

Mortgage Calculator

Est. Monthly Payment

$9,158

Principal & Interest$7,421

Property Tax$1,345

Insurance$392

Down Payment

%($269,000)

Interest Rate

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.

Renovation math

Flagged Light Value-Add from the listing remarks — “sold as-is”, “trust sale”, “as-is”.

Asking now: $1.34M
Worth finished: $1.50M
Budget to renovate: $156,127

Comparable finished homes nearby suggest this is worth $1.50M once it's brought to par — about $156,127 above the asking price. That spread is your renovation budget before the deal stops working.

Rent once renovated

Rent at par: $6,099/mo
Cashflow at that rent: −$5,582/mo

Buying at asking and achieving par rent, excluding the renovation spend itself. We don't publish a current-condition rent: no listing remark says how much work a home needs, and mid-renovation it earns nothing.

Based on 5 comparable homes of the same property type and size currently listed nearby — asking prices and modelled rents, not closed sales. A contractor's scope, not this page, decides what a renovation actually costs.

Comparable Properties

5 comps found

This Property

$5,055

Comp Average

$5,538

1154 Via Valle

4bd / 3ba · 2,528 sqft · Single Family

$1.35M

Est. $6,276/mo

1986 Continental Lane

4bd / 2.5ba · 2,887 sqft · Single Family

$1.50M

Est. $5,644/mo

2450 Vista Lago Ter

4bd / 3ba · 2,598 sqft · Single Family

$1.65M

Est. $5,637/mo

3268 Via Zamora

4bd / 3.5ba · 2,813 sqft · Single Family

$1.43M

Est. $5,147/mo

9419 Mount Israel

3bd / 2.5ba · 2,250 sqft · Single Family

$1.60M

Est. $4,987/mo

Comps based on same zip code, similar beds (±1), price range (60-150%).

Investment Score

11C

Est. Monthly Rent

$5,055

9 leases of houses within 2 mi, size-adjusted · $5,448–$6,773

Blended 50/50 with the zip's market median ($4,290)

Monthly Cashflow

Rent − PITIA

-$4,103

Full Cashflow

Incl. vacancy, PM, maint, capex

-$6,386

What would make this work?

$6,386/mo short at 20% down; 89% down or +$8,294/mo rent closes it.

Break-even price: $509,261
Break-even rent: $13,349/mo
Cashflow at 35% down: −$4,995/mo
Down payment to break even: 89%
Rate to break even: Not reachable

Mortgage (P+I)

$7,421

Cap Rate

1.15%

Cash-on-Cash

-28.49%

DSCR

Need ≥ 1.25 for DSCR loan

0.55

NOI (Annual)

$15,447

Price-to-Rent

Lower = better for investors

22.2

* 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−$6,386/mo