4130 Rancho Las Brisas

4130 Rancho Las Brisas

Dbottom 20%

Carmel Valley, CA 92130

$8,995,000
NEW — 1d

Pass at asking: -$56,688/mo full cashflow at 20% down, 7.43% rate.

Works at $1,614,183 (82% under asking); even all cash loses money at asking.

Rent $17,140/mo from 16 leases of houses within 1 mi, size-adjusted ($13,311–$23,887).

Beds

7

Baths

7

Sqft

11,758

Year Built

2005

Days on Market

1

Property Type

Single Family

HOA/mo

$800

MLS ID

NDP2610172

This property is in Carmel Valley (92130). View neighborhood stats →

About This Property

Key Highlights: Gated Rancho Pacifica • Over 11,000 square feet • Custom Single Level • Panoramic Mountain Views • Theater Room • Game Room • Resort Pool/Spa • Huge grass yards • 2 Bedroom Guest House. On the premier ridge behind the gates of Rancho Pacifica, 4130 Rancho Las Brisas spans over 11,000 square feet, all on one level. That alone is rare—but what stands out more is how naturally it lives. No stairs, no breaks in flow—just spaces that connect the way you actually use them all situated on an all usable 1+ acre site. The kitchen anchors the home, opening into the main living areas and fabulous game room so everything feels connected without being crowded. Whether it’s a quiet morning or a full house, it adapts easily. Natural light moves throughout the day, and nearly every space finds a line to the panoramic mountain views. Beyond the main living areas, the home is built for how people actually spend time. A theater room that’s ready for real movie nights. A spacious walk in wine cellar that is purposeful . Even the oversized office is set apart enough to feel quiet when needed. The primary suite opens directly to the backyard and is designed with space and privacy in mind—dual baths, oversized closets, and views that don’t need dressing up. Additional bedroom suites are generous, and the detached two-bedroom guest house gives visitors their own space without compromise. Outdoors, the layout opens up even more. A resort-style pool and spa with a grotto sit at the center, surrounded by expansive lawn and mature landscaping. There’s room to host, room to unwind, and covered outdoor areas that make it all usable year-round. And the setting matters. Rancho Pacifica is one of those communities people quietly seek out—guard-gated, private, and central to everything. You’re minutes to the coast, close to top golf clubs, dining, and shopping, yet it feels removed in the best way. It’s a location that works just as well day-to-day as it does long-term. It’s a rare combination of scale, single-level living, and location that simply doesn’t come together often.

Mortgage Calculator

Est. Monthly Payment

$62,390

Principal & Interest$49,971
Property Tax$8,995
Insurance$2,624
HOA$800
%($1,799,000)
%
Loan Term

Location

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Comparable Properties

1 comp found

This Property

$17,140

vs

Comp Average

$31,483

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

Investment Score

0D
Est. Monthly Rent
$17,140

16 leases of houses within 1 mi, size-adjusted · $13,311–$23,887

Monthly Cashflow

Rent − PITIA

-$45,250
Full Cashflow

Incl. vacancy, PM, maint, capex

-$56,688

What would make this work?

$56,688/mo short at 20% down; +$73,621/mo rent closes it.

Break-even price

82% under asking

$1,614,183
Break-even rent

$73,621/mo above the estimate

$90,761/mo
Cashflow at 35% down
−$47,318/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)
$49,971
Cap Rate
-0.78%
Cash-on-Cash
-37.81%
DSCR

Need ≥ 1.25 for DSCR loan

0.27

NOI (Annual)
-$70,320
Price-to-Rent

Lower = better for investors

43.7

* 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−$56,688/mo