Welcome to 448 Pomeroy Road, a beautiful 4-bedroom, 2.5-bath home offering approximately 2,200 square feet of living space and the perfect blend of comfort, versatility, and country living. Situated on a generous 1.15 acre lot in Nipomo, this property offers wide-open spaces, room to entertain, and endless possibilities for expansion and outdoor enjoyment. Inside, you'll find a spacious family room, dining area, and inviting living room just off the kitchen. Beautiful Saltillo tile accents the entryway, kitchen, and den, while luxury wood-look vinyl plank flooring adds warmth and durability throughout much of the home. The expansive primary suite serves as a private retreat, featuring a cozy freestanding gas stove fireplace, sitting area, luxurious soaking tub, large walk-in closet, custom cabinetry, elegant stone countertops, and a beautifully updated travertine-tile walk-in shower. The backyard is designed for entertaining with an expansive pergola, green lawns, and a relaxing hot tub, creating the perfect setting for gatherings, Santa Maria-style barbecues, and peaceful evenings at home. A standout feature of the property is the shop that has been converted into a beautifully appointed ADU, complete with one bedroom, one bathroom, indoor laundry, an open-concept kitchen, dining area, and comfortable living room. Whether used for guests, a private office, hobby space, or rental income potential, the possibilities are endless. Additional highlights include a spacious three-car garage, ample parking, and plenty of room for future workshops, barns, recreational amenities, or other outbuildings. The expansive grounds offer space for gardening, livestock, hobby farming, and a variety of outdoor activities. Located in the highly desirable community of Nipomo, known for its agricultural heritage, strong sense of community, recreational opportunities, and active sports organizations, this property offers the tranquility of country living while remaining close to shopping, dining, golf, parks, beaches, and all that the Central Coast has to offer.
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.
