390 Hidden Pines Rd
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390 Hidden Pines Rd

Dbottom 20%

Del Mar, CA 92014

$6,450,000

Pass at asking: -$39,939/mo full cashflow at 20% down, 7.49% rate.

Works at $1,272,013 (80% under asking); even all cash loses money at asking.

Rent $12,742/mo from 9 leases of 2–4 bed houses within 0.5 mi, same school area ($10,333–$16,380).

Beds

3

Baths

3

Sqft

2,973

Year Built

1980

Days on Market

45

Property Type

Single Family

HOA/mo

N/A

MLS ID

260022846SD

This property is in Del Mar (92014). View neighborhood stats →

Virtual Tour

About This Property

Perched among Del Mar’s sandstone bluffs and iconic Torrey pines, this reimagined coastal retreat captures sweeping ocean, whitewater and sunset views from an exceptionally private 14,400-square-foot setting. Thoughtfully designed to embrace its surroundings, the home brings the Pacific into nearly every room while creating a seamless connection between indoor and outdoor living. Natural light fills the open living spaces through expansive windows and skylights, while multi-slide pocket doors disappear to open the home completely to the west-facing deck, saltwater pool and spa. Gather around the fire pit as the sun sets over the ocean, relax beside the rock waterfall, or retreat to the intimate courtyard tucked into the bluff with its own gas fireplace. Multiple outdoor spaces create distinct settings for entertaining, dining and quiet evenings at home. Above it all, the private primary suite occupies its own level overlooking the coastline. Wake to the sound of the surf and panoramic whitewater views, step onto the private ocean-view deck with its own gas fire pit, or unwind in the spa-inspired bath with a soaking tub and oversized shower. A spacious walk-in closet and dedicated coffee bar complete the retreat, with private elevator access connecting the suite to the main living areas. Completely reimagined with a modern coastal sensibility, the home offers a rare combination of dramatic views, privacy, indoor-outdoor living and resort-style amenities in one of Del Mar’s most distinctive natural settings.

Mortgage Calculator

Est. Monthly Payment

$44,375

Principal & Interest$36,044
Property Tax$6,450
Insurance$1,881
%($1,290,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Del Mar Heights Elementary · grades K-6 · Del Mar Union Elementary

  • Middle

    Earl Warren Middle · grades 7-8 · San Dieguito Union High

  • High

    Torrey Pines High · grades 9-12 · San Dieguito 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.

Short-term not available here. Del Mar allows new short-term rentals only in the owner's primary residence, and its cap is full. See the rules

Investment Score

0D
Est. Monthly Rent
$12,742

9 leases of 2–4 bed houses within 0.5 mi, same school area · $10,333–$16,380

Monthly Cashflow

Rent − PITIA

-$31,633
Full Cashflow

Incl. vacancy, PM, maint, capex

-$39,939

What would make this work?

$39,939/mo short at 20% down; +$51,869/mo rent closes it.

Break-even price

80% under asking

$1,272,013
Break-even rent

$51,869/mo above the estimate

$64,611/mo
Cashflow at 35% down
−$33,181/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)
$36,044
Cap Rate
-0.61%
Cash-on-Cash
-37.15%
DSCR

Need ≥ 1.25 for DSCR loan

0.29

NOI (Annual)
-$39,091
Price-to-Rent

Lower = better for investors

42.2

* Modelled at 20% down, 7.49% 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−$39,939/mo