
12932 Ilene St
Btop 30%Poway, CA 92064
Pass at asking: -$3,450/mo full cashflow at 20% down, 7.43% rate.
Works at $449,767 (50% under asking), or at 76% down.
Rent $4,486/mo from 14 leases of 4-bed houses within 2 mi ($3,531–$3,950).
Beds
4
Baths
2
Sqft
1,288
Year Built
1961
Days on Market
0
Property Type
Single Family
HOA/mo
N/A
MLS ID
260026363SD
This property is in Poway (92064). View neighborhood stats →
About This Property
This is it! Do not miss this charming 4-bedroom, 2 full bath home in the highly desirable Poway community. Light and Bright single story home with a functional floor plan. Turn- key home with nicely painted interior, upgraded floors, remodeled kitchen and bathrooms. Situated on an approximately 7,961 square-foot lot in an established Poway neighborhood, this home offers a wonderful combination of indoor comfort and outdoor enjoyment. One of the home's standout features is its HUGE beautifully landscaped backyard, offering a wonderful setting for outdoor entertaining, weekend barbeques, or simply relaxing and enjoying Southern California's year-round sunshine. Entertain friends and family in your inviting covered patio with ceiling fans and string lighting, creating a comfortable extension of your living space. Enjoy your backyard! you will greatly appreciate the low- maintenance artificial turf, decorative stonework, stepping stones and mature landscaping which add to the backyard's charm and appeal. Located within the highly regarded Poway Unified School District with very convenient access to local parks, shopping, dining and recreation, this is a home in a dream location! Refrigerator, Washer and Dryer conveys.
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Est. Monthly Payment
$6,156
Location
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Zoned Schools
Elementary
Valley Elementary · grades K-5 · Poway Unified
Middle
Meadowbrook Middle · grades 6-8 · Poway Unified
High
Poway 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
$4,486
Comp Average
$3,859

13351 Silver Lake Dr
4bd / 2ba · 1,235 sqft · Single Family
$890K
Est. $3,734/mo
13758 Frame Road
4bd / 2ba · 1,288 sqft · Single Family
$930K
Est. $3,762/mo
13824 Powers Road
4bd / 2ba · 1,288 sqft · Single Family
$1.10M
Est. $4,407/mo
13922 Frame Road
4bd / 2ba · 1,288 sqft · Single Family
$1.04M
Est. $3,748/mo

13817 Tobiasson Rd
4bd / 2ba · 1,288 sqft · Single Family
$1.04M
Est. $3,646/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
14 leases of 4-bed houses within 2 mi · $3,531–$3,950
Blended 50/50 with the zip's market median ($5,180)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,450/mo short at 20% down; 76% down or +$4,481/mo rent closes it.
- Break-even price
- $449,767
- Break-even rent
- $8,967/mo
- Cashflow at 35% down
- −$2,514/mo
- Down payment to break even
- 76%
- Rate to break even
- Not reachable
50% under asking
$4,481/mo above the estimate
$683,240 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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