12963 Cree Court
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12963 Cree Court

Ctop 80%

Poway, CA 92064

$785,000
STR unclear · Poway: confirm with the city

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 →

Virtual Tour

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

Principal & Interest$4,361
Property Tax$785
Insurance$229
HOA$652
%($157,000)
%
Loan Term

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.

Investment Score

29C
Est. Monthly Rent
$4,024

9 leases of condos & townhomes within 2 mi, size-adjusted · $3,590–$4,071

Blended 50/50 with a property-level estimate

Monthly Cashflow

Rent − PITIA

-$2,003
Full Cashflow

Incl. vacancy, PM, maint, capex

-$3,583

What would make this work?

$3,583/mo short at 20% down; 86% down or +$4,653/mo rent closes it.

Break-even price

59% under asking

$318,522
Break-even rent

$4,653/mo above the estimate

$8,677/mo
Cashflow at 35% down
−$2,765/mo
Down payment to break even

$675,100 cash

86%
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$4,361
Cap Rate
1.50%
Cash-on-Cash
-27.38%
DSCR

Need ≥ 1.25 for DSCR loan

0.67

NOI (Annual)
$11,754
Price-to-Rent

Lower = better for investors

16.3

* 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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CCashflow−$3,583/mo