7295 Eagle Mountain Road
1 / 20

7295 Eagle Mountain Road

Dbottom 20%

Bonsall, CA 92003

$2,790,000

Pass at asking: -$16,203/mo full cashflow at 20% down, 7.43% rate.

Works at $680,492 (76% under asking); even all cash loses money at asking.

Rent $6,787/mo from 5 leases of houses in 92003, size-adjusted ($6,162–$6,927).

Beds

5

Baths

4

Sqft

5,614

Year Built

2005

Days on Market

76

Property Type

Single Family

HOA/mo

N/A

MLS ID

260020903SD

This property is in Bonsall (92003). Browse neighborhood analytics →

Virtual Tour

About This Property

Just minutes from Fallbrook, this private Bonsall estate offers the space, endless views, and upscale living buyers seek in North San Diego County. Set across 16.64 acres overlooking vineyards and open countryside, the 5 bedroom, 4 bath residence spans approximately 5,614 square feet with a strong connection between the home and its surroundings. High ceilings, natural finishes, and walls of windows bring warmth and architectural character to the interior. Multiple living areas provide flexibility, while the kitchen features a generous island and pantry alongside formal dining and comfortable entertaining spaces. The grounds are built for an active Southern California lifestyle. A 20 meter lap pool, eight person spa, covered patios, barbecue, firepit, and private walking and jogging path provide numerous ways to enjoy the property. Mature palms, olive and cypress trees, fruit trees, and six raised organic garden beds add to the landscape. Solar, a four car garage with wall to wall cabinetry and epoxy flooring, substantial driveway parking, no HOA, and no Mello Roos complete this distinctive acreage property. Convenient to Fallbrook, Highway 76, I 15, golf, wineries, shopping, and coastal North County, this Bonsall home delivers privacy and substantial acreage without sacrificing regional access.

Mortgage Calculator

Est. Monthly Payment

$19,103

Principal & Interest$15,500
Property Tax$2,790
Insurance$814
%($558,000)
%
Loan Term

Location

Loading map...

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

0D
Est. Monthly Rent
$6,787

5 leases of houses in 92003, size-adjusted · $6,162–$6,927

Monthly Cashflow

Rent − PITIA

-$12,317
Full Cashflow

Incl. vacancy, PM, maint, capex

-$16,203

What would make this work?

$16,203/mo short at 20% down; +$21,042/mo rent closes it.

Break-even price

76% under asking

$680,492
Break-even rent

$21,042/mo above the estimate

$27,829/mo
Cashflow at 35% down
−$13,296/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)
$15,500
Cap Rate
-0.16%
Cash-on-Cash
-34.84%
DSCR

Need ≥ 1.25 for DSCR loan

0.36

NOI (Annual)
-$4,364
Price-to-Rent

Lower = better for investors

34.3

* 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.

Open Full Calculator
DCashflow−$16,203/mo