11552 Alborada Drive
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11552 Alborada Drive

Ctop 80%

4S Ranch, CA 92127Neighborhood: Rancho Bernardo

$2,199,000
NEW — 0d
STR-eligible · San Diego Tier 3 · TOT 11.75%

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 →

Virtual Tour

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

Principal & Interest$12,132
Property Tax$2,199
Insurance$641
HOA$98
%($439,800)
%
Loan Term

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.

Investment Score

8C
Est. Monthly Rent
$7,644

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)

Monthly Cashflow

Rent − PITIA

-$7,426
Full Cashflow

Incl. vacancy, PM, maint, capex

-$11,017

What would make this work?

$11,017/mo short at 20% down; 93% down or +$14,308/mo rent closes it.

Break-even price

66% under asking

$757,341
Break-even rent

$14,308/mo above the estimate

$21,952/mo
Cashflow at 35% down
−$8,742/mo
Down payment to break even

$2,045,070 cash

93%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$12,132
Cap Rate
0.82%
Cash-on-Cash
-30.06%
DSCR

Need ≥ 1.25 for DSCR loan

0.51

NOI (Annual)
$17,971
Price-to-Rent

Lower = better for investors

24.0

* 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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CCashflow−$11,017/mo