Stop for a second. When did San Bernardino get this good? Tucked into one of North San Bernardino's most established neighborhoods, 5642 Osbun Road is the kind of home that quietly checks every box and then surprises you with a few more. Single-story. Corner lot. Central A/C. Room for the whole family. A location that puts an entire SoCal lifestyle within reach. Drive twenty minutes and you're winding up into the cool San Bernardino Mountains where Big Bear, Lake Arrowhead, and trails that feel a world away from city life are waiting. Head the other direction and Palm Springs is less than an hour away, with its world-class dining, golf, and desert sunshine. And the beach? About an hour from your front door, whether you're heading to Laguna Beach, Newport, or anywhere in between. This is the rare home that gives you mountain air, desert warmth, and coastal breezes all on the same tank of gas. Back home, the house itself delivers. The 1,215 sq ft single-story layout is comfortable and inviting on a generous 7,344 sq ft corner lot, featuring original hardwood floors and tile throughout, a cozy fireplace, and a spacious family room and den that flows naturally for everyday living. Both bathrooms have been refreshed with new tile and vanities. The backyard is a blank canvas ready for entertaining, gardening, or simply unwinding under the open sky. Out front, a freshly painted exterior and a charming mature lemon tree create the kind of curb appeal that makes buyers stop mid-scroll. The corner lot provides natural privacy and parking for up to five vehicles including the attached 2-car garage, a rare feature that multi-generational households, hobbyists, and anyone who needs extra room will immediately appreciate. The big-ticket items are already done: brand new roof, updated electrical, and central A/C. Assumable solar panels help offset monthly energy costs and Flood Zone X designation means no flood insurance required, which is one less thing to worry about. Conveniently located near Yaamava' Resort and Casino, Cal State San Bernardino, local schools, everyday shopping, and quick access to the 210 freeway, the neighborhood puts everything within easy reach. Homes like this don't wait. Priced to move and ready to close. The only thing left is the key!
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.
