
5382 Willman Way
Ctop 80%Fallbrook, CA 92028
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
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.
Comparable Properties
5 comps foundThis Property
$5,181
Comp Average
$5,583
1094 Hillcrest View Lane
4bd / 4ba · 3,657 sqft · Single Family
$1.20M
Est. $5,750/mo
1645 Loch Ness Drive
4bd / 3.5ba · 3,610 sqft · Single Family
$1.30M
Est. $5,468/mo
3862 Flowerwood Lane
4bd / 3.5ba · 3,540 sqft · Single Family
$1.38M
Est. $5,108/mo
2027 Via Monserate
4bd / 4ba · 3,700 sqft · Single Family
$1.75M
Est. $5,897/mo
647 Tumble Creek Lane
4bd / 4ba · 3,731 sqft · Single Family
$1.50M
Est. $5,693/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
4 leases of 4-bed houses in 92028 · $4,761–$5,845
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$7,417/mo short at 20% down; 92% down or +$9,633/mo rent closes it.
- Break-even price
- $513,283
- Break-even rent
- $14,814/mo
- Cashflow at 35% down
- −$5,872/mo
- Down payment to break even
- 92%
- Rate to break even
- Not reachable
65% under asking
$9,633/mo above the estimate
$1,357,000 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* 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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