
832 Grapevine Road
Ctop 80%Vista, CA 92083
Pass at asking: -$4,078/mo full cashflow at 20% down, 7.36% rate.
Works at $396,216 (57% under asking), or at 84% down.
Rent $3,933/mo from 14 leases of 3-bed houses within 2 mi ($3,607–$4,269).
Beds
3
Baths
2
Sqft
1,543
Year Built
1985
Days on Market
63
Property Type
Single Family
HOA/mo
N/A
MLS ID
NDP2608475
This property is in Vista (92083). Browse neighborhood analytics →
About This Property
You can make this your home for the Holidays! Single-story living, a spacious quarter-acre lot, and your own private swim pool and spa! Discover this inviting Vista home featuring 3 bedrooms, 2 bathrooms, and approximately 1,543 sq. ft. of living space. The backyard offers an ideal setting for relaxation and entertaining, featuring an in-ground Expert AquaStream 17 swim pool and spa, stamped concrete patio, synthetic turf, and extensive paver hardscaping for easy maintenance. Inside, the open floor plan and vaulted ceilings create a bright, spacious atmosphere, complemented by a focal point fireplace in the main living area. Additional features include dual-pane windows, new baseboards, and a refreshed kitchen with painted cabinetry and updated hardware. Notable improvements include copper plumbing and an upgraded, solar-ready electrical panel. Paver hardscaping extends throughout the front, side, and rear yards, while the attached 2-car garage offers additional convenience and storage. With its generous lot, inviting outdoor spaces, and valuable property upgrades, this home offers a wonderful opportunity to enjoy the Southern California lifestyle. Seller may consider buyer concessions with an acceptable offer, which may be applied toward an interest rate buydown or a portion of the buyer's non-recurring closing costs, subject to lender approval and applicable guidelines. Broker and broker’s agents do not guarantee accuracy of square footage, bedroom/bathroom count, lot size, lot lines/dimensions, school boundaries, or property condition. Buyer to independently verify all information.
Mortgage Calculator
Est. Monthly Payment
$6,332
Location
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Zoned Schools
Elementary
Grapevine Elementary · grades K-5 · Vista Unified
Middle
Madison Middle · grades 6-8 · Vista Unified
High
Rancho Buena Vista High · grades 9-12 · Vista 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
$3,933
Comp Average
$3,756
644 Lado De Loma
3bd / 2ba · 1,513 sqft · Single Family
$800K
Est. $3,852/mo
609 Spires Street
3bd / 2ba · 1,301 sqft · Single Family
$800K
Est. $3,576/mo
267 Hannalei Dr
3bd / 2ba · 1,424 sqft · Single Family
$875K
Est. $3,632/mo
1192 Caren Road
3bd / 2ba · 1,504 sqft · Single Family
$925K
Est. $3,829/mo
1757 Henderson Court
3bd / 2ba · 1,592 sqft · Single Family
$939K
Est. $3,889/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
14 leases of 3-bed houses within 2 mi · $3,607–$4,269
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$4,078/mo short at 20% down; 84% down or +$5,296/mo rent closes it.
- Break-even price
- $396,216
- Break-even rent
- $9,229/mo
- Cashflow at 35% down
- −$3,116/mo
- Down payment to break even
- 84%
- Rate to break even
- Not reachable
57% under asking
$5,296/mo above the estimate
$781,116 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% 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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