Welcome to 25006 Eshelman Avenue, a beautifully updated home in the heart of Lomita—just minutes from Palos Verdes and the South Bay lifestyle. This spacious residence combines comfort, efficiency, and flexibility with owned solar plus a whole-house battery, and a VA assumable loan at 2.25% (terms apply—ask for details). Inside, enjoy a freshly remodeled interior featuring new paint, luxury vinyl plank flooring, and plush carpet in the bedrooms. The bright living room centers around a striking stone fireplace with modern mantel, pre-wired for a flat-screen TV, and flows seamlessly into the dining area and upgraded kitchen. The kitchen offers granite countertops, stainless steel appliances, and shaker-style cabinetry, opening to a large flex space ideal for a formal dining room, second living room, or game room. The floorplan is ideal for a variety of living arrangements with 4 bedrooms and 3 full bathrooms, including a downstairs bedroom and full bath. Upstairs, the spacious primary suite provides the perfect retreat. Step outside to your private backyard oasis—ready for summer—with a sparkling pool that is outfitted with a practically new pool pump and plenty of space to relax, entertain, and host BBQs. Additional upgrades include dual-pane windows throughout and a decorative front entry with security screen to let the epic south bay ocean breeze in daily. This is a rare opportunity to own a truly upgraded home that comes with exceptional energy savings and upgraded infrastructure. The trees in the photos have been freshly trimmed all around the property, and a note about the location the "Alley" next to the house is not an alley at all, it is actually the private driveway for the two detached single family houses behind this property, as it is private property and not a through or public street - this guarantees no traffic driving past your house or cars parked that don't belong to your or your neighbors behind. If you are tired of looking at homes that don't deliver, don't waste another second come and see this Lomita Gem in person today!
Roam is your trusted partner for affordable home ownership. We help manage the assumption process from start to finish, enabling homebuyers to easily purchase their next home with a low-interest rate mortgage attached.
To qualify, you must meet the current FHA, VA, or USDA loan requirements depending on the type of loan you are assuming. This typically means a minimum credit score of 580, although most lenders prefer 620-640. Your debt-to-income ratio should be under the 50% max under FHA guidelines. Additional information such as employment history, explanations of income for each applicant, and asset verification for a down payment may be needed to process the loan.
An assumable mortgage is a type of home loan that allows a homebuyer to take over the existing mortgage terms from the seller, with no cost to the seller. Many government-backed loans, such as FHA and VA loans, are eligible for assumption, and millions of these mortgages are available.
When interest rates on mortgages are high, assuming a mortgage with a rate as low as 2% allows buyers to save up to thousands monthly compared to buying a home with a traditional mortgage at today’s average rates of 7%. A low-rate assumable mortgage could be the key to finding your dream home at an affordable price.
Roam has compiled available listings with low-rate assumable mortgages for you to browse. To get started, enter the city, state, zip code, or school district you’re interested in purchasing in. Utilize the search filters to narrow down your search. Click “Save search” to save your search preferences and activate listing notifications—we’ll email you as soon as new listings match your criteria.
Once you’ve found your dream home and ready to make an offer, schedule a call with a Roam Advisor directly from the listing. Your Roam Advisor will guide you through each step of the process, while also working directly with your agent, the servicer, and the seller to ensure you close on time.
When assuming the existing mortgage as part of a home purchase, the buyer has to cover the seller’s equity in the home. The seller’s equity is the purchase price minus the remaining mortgage balance. This amount must be covered in full through an all-cash down payment or by taking out a second mortgage.
Yes. Non-veterans can assume a VA loan, provided they meet the lender’s VA criteria. When a qualified buyer assumes a VA mortgage from a veteran or active-duty service member, the seller’s VA loan entitlement remains tied to the assumed loan until the buyer pays off or refinances the loan. This process restores the veteran seller’s entitlement, enabling them to use their VA benefit for a future home purchase.
Yes. All FHA loans are assumable by law as long as the buyer meets the FHA’s credit, income, and qualification requirements and obtain lender approval before assuming the loan (per FHA regulations effected December 15, 1989). Roam makes this process simple for buyers.
Generally, conventional loans are not assumable. In rare cases, a conventional loan may be assumable with lender approval. Use our search tool to find homes with assumable low-rate loans, or reach out to us if you’d like to confirm a specific home’s assumability.
