732 Westbrook Loop
Ctop 80%San Marcos, CA 92078Neighborhood: Barham/Discovery
An HOA may ban rentals of 30 days or less (Civ. Code §4741): check the CC&Rs.
Pass at asking: -$8,039/mo full cashflow at 20% down, 7.43% rate.
Works at $602,259 (63% under asking), or at 91% down.
Rent $6,322/mo from 12 leases of 4–6 bed houses within 2 mi ($5,682–$6,494).
Beds
5
Baths
4.5
Sqft
3,453
Year Built
2023
Days on Market
0
Property Type
Single Family
HOA/mo
$242
MLS ID
260026612SD
This property is in San Marcos (92078). View neighborhood stats →
About This Property
Welcome to 732 Westbrook Loop, a beautifully appointed home in the desirable gated Mission Circle community. Built in 2023, this impressive residence offers 5 bedrooms, 4.5 bathrooms, and 3,453 square feet of thoughtfully designed living space. Situated on one of the community's larger lots, the home features an expansive, open backyard offering exceptional space for entertaining, outdoor dining, and relaxation. A standout feature is the attached private casita, complete with its own entrance, kitchenette, and full bathroom, ideal for multigenerational living, extended guests, or a private home office. Interior finishes include elegant quartz countertops, luxury vinyl flooring throughout, designer tile, and stylish backsplashes. Leased solar with battery storage provides added energy efficiency, while newer construction offers the convenience of low-maintenance living. Residents enjoy gated access and community amenities including a pool, spa, clubhouse, and playground. Ideally located near highly regarded San Marcos schools, including Discovery Elementary and San Marcos High School, the home also offers convenient access to Cal State San Marcos, North City's vibrant dining and entertainment scene, shopping, parks, and major commuter routes. With nearby beaches, coastal communities, and everyday conveniences just a short drive away, this exceptional property combines modern design, flexible living, and an outstanding North County San Diego location.
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Est. Monthly Payment
$11,533
Location
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Zoned Schools
Elementary
Discovery Elementary · grades K-5 · San Marcos Unified
Middle
San Marcos Middle · grades 6-8 · San Marcos Unified
High
San Marcos 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
$6,322
Comp Average
$6,399
248 Triumph
5bd / 3ba · 3,521 sqft · Single Family
$1.40M
Est. $6,066/mo
955 Wild Iris Court
5bd / 4.5ba · 3,717 sqft · Single Family
$1.70M
Est. $6,874/mo
250 Treasure Drive
5bd / 3.5ba · 3,521 sqft · Single Family
$1.59M
Est. $6,527/mo
128 Unity Lane
5bd / 4.5ba · 3,009 sqft · Single Family
$1.49M
Est. $6,129/mo

953 Stoneridge
5bd / 3.5ba · 3,346 sqft · Single Family
$1.93M
Est. $6,401/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
12 leases of 4–6 bed houses within 2 mi · $5,682–$6,494
Blended 50/50 with the zip's market median ($6,630)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$8,039/mo short at 20% down; 91% down or +$10,440/mo rent closes it.
- Break-even price
- $602,259
- Break-even rent
- $16,762/mo
- Cashflow at 35% down
- −$6,321/mo
- Down payment to break even
- 91%
- Rate to break even
- Not reachable
63% under asking
$10,440/mo above the estimate
$1,500,590 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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