
11552 Alborada Drive
Ctop 80%4S Ranch, CA 92127Neighborhood: Rancho Bernardo
One license per person in San Diego: whether you can hold it depends on you, not only the home.
This parcel holds a short-term rental license: Tier 2 (home share), through Apr 2027. It doesn’t transfer: a buyer applies for their own.
2 licensed short-term rentals within ½ mile (1 whole home), from the cities' license and permit lists of Nov 13, 2026.
1 of the 118 homes on this home's recorded tract holds a short-term rental license, so its HOA has allowed them. Confirm in the CC&Rs: an HOA can ban stays under 30 days (Civ. Code §4741).
Pass at asking: -$11,017/mo full cashflow at 20% down, 7.36% rate.
Works at $757,341 (66% under asking), or at 93% down.
Rent $7,644/mo from 8 leases of 4–6 bed houses within 0.5 mi ($6,398–$7,566).
Beds
5
Baths
3
Sqft
2,589
Year Built
1993
Days on Market
0
Property Type
Single Family
HOA/mo
$98
MLS ID
NDP2609821
This property is in 4S Ranch (92127). View neighborhood stats →
About This Property
MORE PHOTOS TO COME! Words can hardly do justice to the beauty of this exceptional Rancho Bernardo residence, ideally situated in the sought-after Westwood community within the Poway Unified School District. Perched above a picturesque valley, this remarkable home captures breathtaking backyard views that create a spectacular backdrop for everyday living and unforgettable entertaining. A welcoming private courtyard sets the tone as you enter this meticulously maintained five-bedroom, three-bathroom home, where thoughtful upgrades and premium finishes blend comfort with understated luxury complete with one bedroom with full bathroom on the 1st floor. New flooring throughout complements an impressive collection of amenities, including La Cantina doors, Sub-Zero refrigeration, Wolf appliances, a Culligan water filtration system, solar, EV charging, and a three-car garage. And then, the backyard steals the show. Step outside to your own private, island-inspired oasis, complete with an inviting outdoor living area, stunning zero-edge pool and spa, dedicated BBQ space, and even a private beach. The sweeping valley views provide an extraordinary backdrop, whether hosting friends and family or enjoying a peaceful evening at home. This is resort-style living at its finest, right in your own backyard. And if that isn't enough, life in Westwood offers even more to love. Residents enjoy access to The Westwood Club, a 13-acre private community recreation center that serves as the heart of the neighborhood. Enjoy pools and spas, a clubhouse and banquet center, a gym, pickleball and tennis courts, community events, and countless opportunities to connect with neighbors and embrace an active, social lifestyle. Beautifully appointed, impeccably cared for, and surrounded by amenities both at home and within the community, this exceptional property offers a rare combination of luxury, privacy, recreation, and connection. Some homes simply stand apart. This is one of them!
Mortgage Calculator
Est. Monthly Payment
$15,071
Location
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Zoned Schools
Elementary
Westwood Elementary · grades K-5 · Poway Unified
Middle
Bernardo Heights Middle · grades 6-8 · Poway Unified
High
Rancho Bernardo High · grades 9-12 · Poway Unified
The district's assigned schools for this parcel, from its attendance boundaries and rules. Boundaries change: confirm with the district before you buy.
Comparable Properties
5 comps foundThis Property
$7,644
Comp Average
$6,515
15584 Bristol Ridge
4bd / 3.5ba · 2,380 sqft · Single Family
$1.80M
Est. $7,581/mo
17892 Creciente Way
5bd / 5ba · 3,172 sqft · Single Family
$1.90M
Est. $7,679/mo
10157 Prairie Fawn Dr.
4bd / 3ba · 2,386 sqft · Single Family
$1.70M
Est. $5,654/mo
10145 Prairie Fawn Dr
4bd / 3ba · 2,690 sqft · Single Family
$1.88M
Est. $5,812/mo
17052 Silver Pine
4bd / 3.5ba · 2,968 sqft · Single Family
$2.08M
Est. $5,851/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
8 leases of 4–6 bed houses within 0.5 mi · $6,398–$7,566
Blended 50/50 with the zip's market median ($8,489)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$11,017/mo short at 20% down; 93% down or +$14,308/mo rent closes it.
- Break-even price
- $757,341
- Break-even rent
- $21,952/mo
- Cashflow at 35% down
- −$8,742/mo
- Down payment to break even
- 93%
- Rate to break even
- Not reachable
66% under asking
$14,308/mo above the estimate
$2,045,070 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% rate, 30yr · vacancy 8% · PM 10% · capex 5% · maintenance 1%/yr.
Estimates only. Not financial advice. Verify all figures independently with a licensed professional before making any investment decision.
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