5382 Willman Way
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5382 Willman Way

Ctop 80%

Fallbrook, CA 92028

$1,475,000
NEW — 0d
STR: check · HOA rules unknown · TOT 8%

HOA rules unknown: an HOA can ban stays under 30 days (Civ. Code §4741), and no permit on file shows this one allows them. Get the CC&Rs.

Pass at asking: -$7,417/mo full cashflow at 20% down, 7.49% rate.

Works at $513,283 (65% under asking), or at 92% down.

Rent $5,181/mo from 4 leases of 4-bed houses in 92028 ($4,761–$5,845).

Beds

4

Baths

3.5

Sqft

3,642

Year Built

2016

Days on Market

0

Property Type

Single Family

HOA/mo

$30

MLS ID

260026369SD

This property is in Fallbrook (92028). Browse neighborhood analytics →

About This Property

Tucked behind the gates of an exclusive enclave of contemporary estates in Bonsall, with a Fallbrook address, this custom-built residence blends clean architectural lines, warm natural materials, and exceptional craftsmanship, just minutes from the Pacific. The sellers hand-selected every finish with uncompromising attention to detail. Majestic cathedral ceilings and walls of glass flood the home with natural light, while a sculptural floating staircase makes an unforgettable first impression. With the primary suite and all main living spaces on the first floor, the home lives effortlessly like a single-story. Retractable pocket doors disappear into the walls, opening to a sun-kissed central courtyard and pool for seamless indoor-outdoor entertaining. A dual wood-burning and gas fireplace anchors the great room. The gourmet kitchen features Sub-Zero and Thermador appliances, double ovens, warming drawers, and a restaurant-style butler’s pantry. The primary retreat is a true sanctuary, with spa-inspired custom floating cabinetry. All doors are handcrafted and imported from Indonesia. Upstairs, a private guest suite and three additional bedrooms enjoy sweeping views. Car collectors will covet the nearly 1,000 sq ft garage with EV wiring, plus room for an RV and boat. Enjoy the luxury of NO water bill, thanks to a private well, and over 2 acres of possibilities, including room for a potential ADU.

Mortgage Calculator

Est. Monthly Payment

$10,178

Principal & Interest$8,243
Property Tax$1,475
Insurance$430
HOA$30
%($295,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Bonsall Elementary · grades K-5 · Bonsall Unified

  • Middle

    Norman L. Sullivan Middle · grades 6-8 · Bonsall Unified

  • High

    Bonsall High · grades 9-12 · Bonsall Unified

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

9C
Est. Monthly Rent
$5,181

4 leases of 4-bed houses in 92028 · $4,761–$5,845

Monthly Cashflow

Rent − PITIA

-$4,997
Full Cashflow

Incl. vacancy, PM, maint, capex

-$7,417

What would make this work?

$7,417/mo short at 20% down; 92% down or +$9,633/mo rent closes it.

Break-even price

65% under asking

$513,283
Break-even rent

$9,633/mo above the estimate

$14,814/mo
Cashflow at 35% down
−$5,872/mo
Down payment to break even

$1,357,000 cash

92%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$8,243
Cap Rate
0.88%
Cash-on-Cash
-30.17%
DSCR

Need ≥ 1.25 for DSCR loan

0.51

NOI (Annual)
$13,011
Price-to-Rent

Lower = better for investors

23.7

* 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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CCashflow−$7,417/mo