4130 Rancho Las Brisas
Dbottom 20%Carmel Valley, CA 92130
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.
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Est. Monthly Payment
$62,390
Location
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Comparable Properties
1 comp foundThis Property
$17,140
Comp Average
$31,483
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
16 leases of houses within 1 mi, size-adjusted · $13,311–$23,887
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$56,688/mo short at 20% down; +$73,621/mo rent closes it.
- Break-even price
- $1,614,183
- Break-even rent
- $90,761/mo
- Cashflow at 35% down
- −$47,318/mo
- Down payment to break even
- Not reachable
- Rate to break even
- Not reachable
82% under asking
$73,621/mo above the estimate
Negative even all-cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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