Laguna Vista is a smart, numbers-first buy for foreign buyers. Below we analyze a real 1-bedroom listed at $300,000 USD, break down the annual owner budget in MXN (no mortgage) and present a clear 12-month long-term rental pro-forma in USD calibrated to a 6–8% cap rate. You’ll see exactly how the math works.
If you want Cabo convenience without oceanfront premiums, Laguna Vista stands out for predictable costs and steady long-term demand. Rather than lifestyle fluff, this article focuses on the numbers that drive returns: true annual carry in pesos and rental performance in dollars. Use it to price, negotiate and plan like an investor.
Featured unit: 1 bedroom in Laguna Vista — asking $300,000 USD. Gated setting, practical amenities and the right profile for 12-month tenants (remote workers, couples, seasonal residents). See photos, specs, and request a tour: See this Laguna Vista condo today »
No mortgage included. Utilities reflect typical long-term living. Property tax (predial) is paid annually.
| Expense Type | Monthly (MXN) | Annual (MXN) |
|---|---|---|
| HOA Fees | 4,600 | 55,200 |
| Utilities (electricity / water / internet) | 1,700 | 20,400 |
| Property Tax (paid yearly; ~1,512 MXN/mo) | 1,512 | 18,144 |
| Total | 7,812 | 93,744 |
This is your true annual carry (no debt): ~93,744 MXN, or ~7,812 MXN per month equivalent.
For the rental math we convert only the HOA to USD using 18.37 MXN/USD: 55,200 MXN ÷ 18.37 ≈ $3,005 USD/year.
Assumptions: management fee 10% of collected rent; maintenance reserve 5% of collected rent (15% variable total); HOA fixed at $3,005/year. Scenarios calibrated to show cap rates of ~6%, ~7% and ~8%.
| Scenario | Rent / Mo | Occ. | Gross / Yr | Mgmt 10% | Maint 5% | HOA / Yr | NOI / Yr | Cap Rate | Break-Even Occ. |
|---|---|---|---|---|---|---|---|---|---|
| ~6% Cap | $2,290 | 90% | $24,732 | $2,473 | $1,237 | $3,005 | $18,017 | 6.0% | ~12.9% |
| ~7% Cap | $2,560 | 92% | $28,262 | $2,826 | $1,413 | $3,005 | $21,018 | 7.0% | ~11.5% |
| ~8% Cap | $2,790 | 95% | $31,806 | $3,181 | $1,590 | $3,005 | $24,030 | 8.0% | ~10.6% |
NOI excludes debt service and taxes. Break-even occupancy solves for NOI=0 with given rent and 15% variable expense.
With an annual carry near 93,744 MXN and a calibrated 6–8% cap rate path, this $300K one-bed in Laguna Vista is a numbers-driven way to own in Los Cabos. See details and book a showing: See this Laguna Vista condo today »
Is the budget monthly or annual? Both: we show annual totals in MXN and a monthly equivalent for clarity.
Long-term or nightly rentals? Laguna Vista skews long-term; confirm HOA rules before leasing.
What moves cap rate? Rent level, occupancy, HOA, and the 10%+5% variable expenses from management/maintenance.
Do foreigners need a fideicomiso? Yes—bank trust structure, renewable, handled with the notario at closing.
Thinking of moving to Los Cabos? Karla Andreu, a trusted Century 21 agent, and Erick Flores guide expats, retirees, and families through every step—specializing in Los Cabos’ top beach and golf communities. We offer expert advice, personalized relocation support, and educational content that covers the risks of buying property in Mexico, the pros and cons of living in Cabo, and everything you need to make confident, informed decisions—so you can enjoy a better lifestyle at a lower cost than in the U.S.
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