12216 Pepper Tree Lane
Ctop 80%Poway, CA 92064
An HOA may ban rentals of 30 days or less (Civ. Code §4741): check the CC&Rs.
Pass at asking: -$5,986/mo full cashflow at 20% down, 7.43% rate.
Works at $470,656 (62% under asking), or at 89% down.
Rent $4,928/mo from 12 leases of 3–5 bed houses within 1 mi ($4,509–$5,018).
Beds
4
Baths
2.5
Sqft
1,956
Year Built
2000
Days on Market
0
Property Type
Single Family
HOA/mo
$180
MLS ID
260026431SD
This property is in Poway (92064). View neighborhood stats →
About This Property
Welcome to this beautifully upgraded 4-bedroom, 2.5-bath home offering 1,956 square feet of comfortable living in the desirable gated community of Valencia Creek! Perfectly positioned with no direct neighbors in front or behind, this home offers exceptional privacy, peaceful surroundings, and beautiful views of the hills and creek. Step inside to discover a light and inviting floor plan featuring upgraded tile flooring throughout the main level, a spacious family room with a cozy gas fireplace, and a beautifully appointed kitchen with a center island, upgraded cabinetry, and stylish backsplash. The private backyard is a wonderful retreat, complete with mature fruit trees, relaxing fountain, scenic views, and plenty of room to relax, entertain, or garden. Outdoor enthusiasts will love the nearby hiking trails just outside the community. Located within the highly regarded Poway Unified School District, with convenient access to freeways, shopping, dining, and the airport. This special home offers the perfect combination of privacy, comfort, and convenience in a wonderful gated neighborhood!
Mortgage Calculator
Est. Monthly Payment
$8,739
Location
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Zoned Schools
Elementary
Creekside Elementary · grades K-5 · Poway Unified
Middle
Meadowbrook 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
$4,928
Comp Average
$4,763
14319 Old Community Rd
4bd / 2ba · 1,784 sqft · Single Family
$1000K
Est. $4,629/mo
13145 Carriage Road
4bd / 3ba · 2,011 sqft · Single Family
$1.15M
Est. $4,959/mo
12959 Creek Park Dr
4bd / 2.5ba · 2,088 sqft · Single Family
$1.10M
Est. $4,632/mo
14306 Sladon
4bd / 2.5ba · 2,085 sqft · Single Family
$1.30M
Est. $4,700/mo
17233 Cloudcroft Drive
4bd / 2ba · 2,040 sqft · Single Family
$1.60M
Est. $4,895/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
12 leases of 3–5 bed houses within 1 mi · $4,509–$5,018
Blended 50/50 with the zip's market median ($5,180)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$5,986/mo short at 20% down; 89% down or +$7,775/mo rent closes it.
- Break-even price
- $470,656
- Break-even rent
- $12,703/mo
- Cashflow at 35% down
- −$4,684/mo
- Down payment to break even
- 89%
- Rate to break even
- Not reachable
62% under asking
$7,775/mo above the estimate
$1,112,500 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.43% 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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