
12963 Cree Court
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: -$3,583/mo full cashflow at 20% down, 7.43% rate.
Works at $318,522 (59% under asking), or at 86% down.
Rent $4,024/mo from 9 leases of condos & townhomes within 2 mi, size-adjusted ($3,590–$4,071).
Beds
4
Baths
2.5
Sqft
1,597
Year Built
1974
Days on Market
91
Property Type
Townhouse
HOA/mo
$652
MLS ID
NDP2607490
This property is in Poway (92064). View neighborhood stats →
About This Property
Welcome to this lovely end-unit townhome in Poway’s desirable Heritage Hills community. Offering the feel of a detached single-family home, this special property enjoys an open grassy area on one side and backs to open space with elevated, panoramic mountain views. Located on a quiet cul-de-sac surrounding the community swimming pool, clubhouse, and playground, this charming neighborhood offers a wonderful setting for everyday living. Inside, you’ll appreciate the spacious downstairs living area featuring vinyl flooring, an eat-in kitchen, and a cozy fireplace in the living room. The kitchen is appointed with granite countertops, newer stainless steel appliances, and custom lighting. The low-maintenance private backyard is perfect for relaxing, entertaining, or enjoying a barbecue while taking in the peaceful surroundings. All four bedrooms are located upstairs and feature wonderful elevated views from the front and back balconies. The primary bedroom offers mirrored closet doors, a custom closet organizer, and an upgraded primary bathroom shower with custom tile and a built-in shower niche. Additional highlights include a newer HVAC system, newer water heater, whole-house fan, large front and rear balconies, and a spacious two-car garage. Conveniently located near shopping, parks, freeways, and highly regarded Poway schools, this beautiful home combines comfort, views, and an inviting community setting.
Mortgage Calculator
Est. Monthly Payment
$6,027
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
$4,024
Comp Average
$3,740
14258 Anabelle Drive
4bd / 2.5ba · 1,428 sqft · Townhouse
$775K
Est. $4,119/mo
13367 Birch Tree Lane
3bd / 2.5ba · 1,368 sqft · Townhouse
$790K
Est. $3,643/mo
12895 Carriage Heights Way
3bd / 2.5ba · 1,395 sqft · Townhouse
$798K
Est. $3,622/mo
14161 Peachtree Lane
3bd / 2.5ba · 1,564 sqft · Condo
$915K
Est. $3,693/mo
13356 Carriage Heights Cir
3bd / 3ba · 1,417 sqft · Townhouse
$926K
Est. $3,624/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
9 leases of condos & townhomes within 2 mi, size-adjusted · $3,590–$4,071
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,583/mo short at 20% down; 86% down or +$4,653/mo rent closes it.
- Break-even price
- $318,522
- Break-even rent
- $8,677/mo
- Cashflow at 35% down
- −$2,765/mo
- Down payment to break even
- 86%
- Rate to break even
- Not reachable
59% under asking
$4,653/mo above the estimate
$675,100 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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