13051 Evening Creek Dr #49
Ctop 80%Rancho Bernardo, CA 92128Neighborhood: Sabre Springs
4 licensed short-term rentals within ½ mile (1 whole home), from the cities' license and permit lists of Nov 9, 2026.
No unit in this 21-unit complex holds a short-term rental license, so nothing shows its HOA allows them. Get the CC&Rs before counting on short-term income.
Pass at asking: -$3,571/mo full cashflow at 20% down, 7.43% rate.
Works at $310,055 (60% under asking), or at 87% down.
Rent $3,596/mo from 9 leases of 2-bed condos & townhomes within 0.5 mi, same school area ($3,407–$3,546).
Beds
2
Baths
2.5
Sqft
1,450
Year Built
2005
Days on Market
81
Property Type
Townhouse
HOA/mo
$388
MLS ID
260020588SD
This property is in Rancho Bernardo (92128). View neighborhood stats →
About This Property
Welcome home to this beautifully maintained 2-bedroom, 2.5-bath townhome in the heart of Sabre Springs! Offering 1,450 sq ft of thoughtfully designed living space, this move-in ready home features durable vinyl plank flooring throughout — no carpet to worry about. The attached 2-car garage provides convenience and extra storage. Ideally situated within the complex, this unit sits just steps from the community pool and spa, perfect for relaxing San Diego afternoons. Commuters will love the unbeatable access to both the I-15 and CA-56, putting you minutes from shopping, dining, top-rated schools, and easy connections throughout North County. Built in 2005, this home combines modern construction with an unbeatable location. Don’t miss this opportunity in one of Sabre Springs’ most convenient pockets!
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Est. Monthly Payment
$5,694
Location
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Zoned Schools
Elementary
Morning Creek Elementary · grades K-5 · Poway Unified
Middle
Meadowbrook Middle · grades 6-8 · Poway Unified
High
Mt. Carmel 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
$3,596
Comp Average
$3,730
12616 Springbrook Dr
2bd / 2ba · 1,526 sqft · Condo
$769K
Est. $3,573/mo
12566 Calle Tamega
2bd / 2ba · 1,397 sqft · Townhouse
$860K
Est. $4,100/mo
12672 Springbrook Dr.
3bd / 3ba · 1,492 sqft · Townhouse
$849K
Est. $3,877/mo
11916 Tivoli Park
3bd / 2.5ba · 1,496 sqft · Townhouse
$879K
Est. $3,633/mo
14015 Lilah Lane
2bd / 2.5ba · 1,272 sqft · Townhouse
$896K
Est. $3,467/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
9 leases of 2-bed condos & townhomes within 0.5 mi, same school area · $3,407–$3,546
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,571/mo short at 20% down; 87% down or +$4,638/mo rent closes it.
- Break-even price
- $310,055
- Break-even rent
- $8,234/mo
- Cashflow at 35% down
- −$2,764/mo
- Down payment to break even
- 87%
- Rate to break even
- Not reachable
60% under asking
$4,638/mo above the estimate
$674,250 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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