647 Matthew Lane
Ctop 80%San Marcos, CA 92069Neighborhood: Richland
Pass at asking: -$4,158/mo full cashflow at 20% down, 7.43% rate.
Works at $398,664 (58% under asking), or at 84% down.
Rent $4,119/mo from 8 leases of 2–4 bed houses within 1 mi ($3,710–$4,430).
Beds
3
Baths
2
Sqft
1,764
Year Built
1992
Days on Market
0
Property Type
Single Family
HOA/mo
$110
MLS ID
260026460SD
This property is in San Marcos (92069). View neighborhood stats →
About This Property
Welcome to your beautifully updated home in San Marcos! Nestled on a quiet cul-de-sac in one of the area’s highly desirable communities, this picture perfect 3 BR, 2 BA, 1,764 sq. ft. single-level home offers an amazing blend of modern comfort, energy efficiency, and unbeatable location. Move-in ready and designed for effortless living, this property is an absolute must-see! Spacious Open-Concept Living. The heart of the home features a large, flowing floor plan that seamlessly connects the main living areas, making it perfect for both daily life and hosting guests. Home Features: Owned Solar Quiet cul-de-sac location with hiking trails Large master bedroom Ample storage throughout home & walk-in pantry Dedicated laundry room Bonus room in garage used for work out room Many upgrades/major improvements completed starting in 2021 including interior and exterior painting, vinyl flooring, dishwasher, garbage disposal, rain gutters, electrical, water heater, shower & bathtub, ceiling insulation, fence & putting green (see home improvement list in documents) Shared green space/park directly across the street Neighborhood greenbelt and walking path throughout the community Walking distance to Woodland Park & Knob Hill Elementary schools and approximately 1 mile to Woodland Park Middle School & Mission Hills High School. Just one freeway exit from CSU San Marcos and North City, a growing hub for dining, shopping and entertainment Convenient access to the 15 and 78 freeways, making it easy to get around San Diego County
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Est. Monthly Payment
$6,546
Location
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Zoned Schools
Elementary
Knob Hill Elementary · grades K-5 · San Marcos Unified
Middle
Woodland Park Middle · grades 6-8 · San Marcos Unified
High
Mission Hills High · grades 9-12 · San Marcos 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
$4,119
Comp Average
$4,041
509 Avenida Aguila
4bd / 3ba · 1,646 sqft · Single Family
$910K
Est. $3,969/mo
1241 Via Contessa
3bd / 2.5ba · 1,782 sqft · Single Family
$960K
Est. $4,111/mo
539 Avenida Blanco
4bd / 3ba · 1,729 sqft · Single Family
$950K
Est. $4,056/mo
870 Linda Lane
3bd / 3ba · 1,612 sqft · Single Family
$1.15M
Est. $4,048/mo
1250 Calle Colnett
3bd / 2ba · 1,858 sqft · Single Family
$979K
Est. $4,021/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Short-term not available here. San Marcos does not allow short-term rentals in residential zones. See the rules
Investment Score
8 leases of 2–4 bed houses within 1 mi · $3,710–$4,430
Blended 50/50 with the zip's market median ($4,032)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$4,158/mo short at 20% down; 84% down or +$5,400/mo rent closes it.
- Break-even price
- $398,664
- Break-even rent
- $9,519/mo
- Cashflow at 35% down
- −$3,179/mo
- Down payment to break even
- 84%
- Rate to break even
- Not reachable
58% under asking
$5,400/mo above the estimate
$789,600 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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