1722 Promenade, Vista, California 92083, Vista, 92083 - 3 bed, 3 bath
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1722 Promenade
Vista, California 92083
ACTIVE
CONDITION: FAIR
3Beds
3Baths
1,185Sq Ft
2,428Lot Size
Property Price
LIST PRICE$659,000
EST. MARKET VALUE
$590,432
11% AboveMARKET VALUE
SUMMARY
This 3-bedroom townhome represents a High-Potential Investment Opportunity, listed at $725,000—positioned well above the $622,116 Fair Market Value by -16%. While the property requires modernization due to its Condition Rating of 4, it offers a functional layout with a Granite Kitchen and a Private Backyard Patio. Located in the gated California Villas near Vista Unified schools, this asset provides a stable foundation for value-add improvements. It is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking to build equity through strategic renovations.
Estimated Market Value
$590,432
Based on Realkey algorithm analyzing recent comparable sales in Vista.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1722 Promenade Subject | $659,000* List Price | 3 | 3 | 1,185 | $498 | - |
A 285 Durian Street Sold | $590,000 | 3 | 3 | 1,386 | $426 | 0.4 mi |
B 279 Durian St. Sold | $560,000 | 2 | 2 | 1,197 | $468 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1989, the property is over 30 years old. While the kitchen has been partially updated with granite countertops, the oak cabinetry, white appliances, and overall aesthetic are dated. It appears well-maintained and functional, but the age of the structure and systems suggests a need for modernization.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Gated Location
Situated in the desirable California Villas gated community, the property offers enhanced security and exclusive amenities including a park, playground, and walking trails.
- Modern Interior Finishes
The home features a well-maintained interior with granite countertops, a breakfast bar, and a contemporary fireplace with fire glass, providing a move-in-ready aesthetic.
- Private Outdoor Living
The inclusion of a private backyard patio is a significant advantage for a townhouse, offering a dedicated space for outdoor relaxation and entertaining.
CONSRISKS & DEFICIENCIES
- High Monthly HOA Fees
The $420 monthly association fee represents a significant recurring cost that may impact overall affordability and the buyer's debt-to-income ratio.
- Compact Square Footage
At 1,185 square feet for a three-bedroom layout, the interior living spaces may feel constrained for families or buyers prioritizing spaciousness.
About 1722 Promenade
Welcome to 1722 Promenade Circle a beautifully maintained 3-bedroom, 2.5-bathroom townhome nestled in the highly desirable gated community of California Villas. This bright and spacious home offers a thoughtfully designed living space and plenty of natural light throughout. The kitchen, complete with quartz countertops and a breakfast bar is perfect for casual dining or entertaining. Spacious living room with a cozy fireplace adorned with fire glass. New washer in 2026, new dryer, replaced weathered exterior wood work and installed new HVAC ductwork in 2025. All water supply lines to concrete foundation rerouted to prevent slab leaks. Fire sprinkler system upgraded for code compliance 2026. A private backyard patio is ideal for relaxing or enjoying warm Southern California evenings. Residents can enjoy a community park, playground, basketball hoop and walking trail. Located just minutes from downtown Vista Village, breweries, restaurants, shopping, The Wave waterpark and schools, and with easy access to HWY 78 and the beaches of Carlsbad and Oceanside, this home offers the perfect blend of suburban tranquility and urban convenience.
Property Details
Public Facts
- Property Type
- Townhouse
- Year Built
- 1989
- Lot Size
- 2,428 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $420.0 / Month
Neighborhood Insights
Vista Unified Schools
Grapevine Elementary School
Grades K-5 • 0.4 mi
5/10
Madison Middle School
Grades 6-8 • 1.8 mi
5/10
Rancho Buena Vista High School
Grades 9-12 • 2.7 mi
7/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 3.0 | 2.8 |
| Baths | 3.0 | 2.8 |
| Square foot | 1,185 | 1,413.5 |
| Lot Size | 2,428 | 44,951.625 |
| Price | $659.0K | $666.0K |
| Price per sq ft | $556 | $459 |
| Built year | 1989 | 1993 |
| HOA | $420.0 | $434 |
| Days on market | 41 | 48 |
Pricing History
Listed for Sale
Aug 16, 2026
$659,000
$689,000
-4% Price Drop
Initial Listing
Price Change
Aug 3, 2026
$689,000
$725,000
-5% Price Drop
Initial Listing
Price Change
Jul 30, 2026
$725,000
Initial Listing