977 Pearleaf Ct
Btop 30%San Marcos, CA 92078Neighborhood: Barham/Discovery
Pass at asking: -$3,018/mo full cashflow at 20% down, 7.49% rate.
Works at $307,684 (56% under asking), or at 82% down.
Rent $3,450/mo from 11 leases of 2–4 bed condos & townhomes within 0.5 mi, same school area ($3,375–$3,511).
Beds
3
Baths
2
Sqft
1,342
Year Built
2004
Days on Market
45
Property Type
Townhouse
HOA/mo
$283
MLS ID
260022785SD
This property is in San Marcos (92078). View neighborhood stats →
About This Property
Prime San Marcos Location! Welcome to this beautifully situated 3-bedroom, 2-full-bath home, offering 1,342 square feet of comfortable living space in the smallest gated community in Village O, with plenty of visitor parking. The open-concept floor plan features brand-new interior paint throughout and vaulted ceilings that create a spacious, inviting atmosphere in the main living areas. A convenient 2-car garage provides ample parking and storage. The community offers a pool, playground, and BBQ area. Enjoy an exceptionally convenient location just one block from California State University San Marcos (CSUSM) and Kaiser Permanente, and approximately 3.3 miles from Palomar College. The home is zoned to top-rated Double Peak K-8 and to Mission Hills High School. With easy access to the 78 freeway, shopping, restaurants, Discovery Lake, Hiking trails, and everyday conveniences, this home offers an ideal combination of comfort, location, and accessibility. A wonderful opportunity to own a home in the desirable San Marcos community of Village O.
Mortgage Calculator
Est. Monthly Payment
$5,092
Location
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Zoned Schools
Elementary
Double Peak · grades K-8 · San Marcos Unified
Middle
Double Peak · grades K-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
$3,450
Comp Average
$3,594
573 Almond Rd
3bd / 3ba · 1,228 sqft · Townhouse
$660K
Est. $3,620/mo
895 Slate Street
2bd / 2.5ba · 1,305 sqft · Townhouse
$669K
Est. $3,410/mo
287 Trilogy Street
2bd / 2.5ba · 1,279 sqft · Townhouse
$729K
Est. $3,406/mo
2484 Longstaff Court
3bd / 3ba · 1,458 sqft · Townhouse
$760K
Est. $3,783/mo
1189 Springfield Rd
3bd / 2.5ba · 1,410 sqft · Townhouse
$850K
Est. $3,753/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
11 leases of 2–4 bed condos & townhomes within 0.5 mi, same school area · $3,375–$3,511
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,018/mo short at 20% down; 82% down or +$3,920/mo rent closes it.
- Break-even price
- $307,684
- Break-even rent
- $7,370/mo
- Cashflow at 35% down
- −$2,286/mo
- Down payment to break even
- 82%
- Rate to break even
- Not reachable
56% under asking
$3,920/mo above the estimate
$573,180 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.49% 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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