8647 Circle R Valley
Btop 30%Escondido, CA 92026
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: -$2,729/mo full cashflow at 20% down, 7.36% rate.
Works at $242,391 (60% under asking), or at 87% down.
Rent $3,023/mo from 8 leases of 1–3 bed condos & townhomes in 92026 ($2,852–$3,277).
Beds
2
Baths
2
Sqft
1,266
Year Built
1983
Days on Market
118
Property Type
Townhouse
HOA/mo
$475
MLS ID
260017656SD
This property is in Escondido (92026). Browse neighborhood analytics →
About This Property
Set in a peaceful community in North Escondido, this single-level attached home offers mountain and golf course views, beautiful natural light, and a relaxing setting just off I-15. Expansive windows, vaulted ceilings, and solid flooring create an open, comfortable feel throughout. Inside, you’ll find an updated kitchen with quartz countertops and stainless steel appliances, updated bathroom vanities, and custom storage in the primary closet. The two-bedroom, two-bath layout offers flexibility for guests, a home office, creative space, or quiet retreat. The custom window seat is the perfect place to enjoy the light, views, and a morning cup of coffee or read a book. The paver patio overlooks the golf course and provides peaceful outdoor space. Tucked away yet connected, the home offers easy access to I-15, Escondido shopping, North County Mall, San Diego Zoo Safari Park, Oceanside beaches, Temecula wine country, Camp Pendleton, and San Diego International Airport. Enjoy low-maintenance North County living with a nearby community pool, attached garage with laundry, additional dedicated parking space, and HOA coverage for water, sewer, and common area landscaping.
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Est. Monthly Payment
$4,557
Location
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Zoned Schools
High
Valley Center High · grades 9-12 · Valley Center-Pauma 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
$3,023
Comp Average
$3,070
29402 Circle R Greens Dr
2bd / 2ba · 1,396 sqft · Townhouse
$550K
Est. $3,173/mo
717 Vibrant Glen
2bd / 2.5ba · 1,235 sqft · Townhouse
$600K
Est. $3,261/mo
140 El Norte Pkwy
2bd / 2.5ba · 1,184 sqft · Townhouse
$535K
Est. $2,790/mo
1318 Gary Ln
2bd / 2ba · 1,236 sqft · Townhouse
$679K
Est. $3,299/mo
413 Mahogany
2bd / 2ba · 1,352 sqft · Townhouse
$670K
Est. $2,826/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
8 leases of 1–3 bed condos & townhomes in 92026 · $2,852–$3,277
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$2,729/mo short at 20% down; 87% down or +$3,544/mo rent closes it.
- Break-even price
- $242,391
- Break-even rent
- $6,567/mo
- Cashflow at 35% down
- −$2,109/mo
- Down payment to break even
- 87%
- Rate to break even
- Not reachable
60% under asking
$3,544/mo above the estimate
$521,565 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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