13221 Westmark #26
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: -$3,125/mo full cashflow at 20% down, 7.43% rate.
Works at $262,208 (61% under asking), or at 88% down.
Rent $3,307/mo from 5 leases of 2–4 bed condos & townhomes in 92064 ($2,635–$3,404).
Beds
3
Baths
2.5
Sqft
1,148
Year Built
1972
Days on Market
0
Property Type
Condo
HOA/mo
$533
MLS ID
260026361SD
This property is in Poway (92064). View neighborhood stats →
About This Property
**BEAUTIFULLY REMODELED POWAY TOWNHOME!** Discover exceptional style, comfort, and convenience in this stunning 3-bedroom, 3-bathroom residence located in the intimate Amesbury Court community. Offering approximately 1,148 square feet of well designed living space, this light-filled, two-story home features an impressive list of upgrades, including remodeled kitchen and bathrooms, updated cabinetry and countertops, newer appliances, flooring, windows, lighting, and more! The inviting floor plan features soaring ceilings and an abundance of natural light, while the versatile upstairs loft with skylight provides the perfect space for a home office, reading retreat, or additional living area. An attached two-car garage with direct access adds everyday convenience. Enjoy resort-style relaxation with community amenities including a sparkling pool, spa, BBQ area, and beautifully maintained greenbelts. Ideally situated in the highly regarded Poway Unified School District, with easy access to shopping, restaurants, parks, hiking trails, and major commuter routes. With extensive improvements already completed and an outstanding location in the heart of Poway, this is an opportunity you won't want to miss!
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Est. Monthly Payment
$5,114
Location
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Zoned Schools
Elementary
Garden Road Elementary · grades K-5 · Poway Unified
Middle
Twin Peaks 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
4 comps foundThis Property
$3,307
Comp Average
$3,506
14258 Anabelle Drive
4bd / 2.5ba · 1,428 sqft · Townhouse
$775K
Est. $4,115/mo
12805 Carriage Heights Way
2bd / 2.5ba · 1,172 sqft · Townhouse
$645K
Est. $3,398/mo
13834 Midland Rd
3bd / 2ba · 1,216 sqft · Condo
$649K
Est. $3,291/mo
13221 Westmark
3bd / 2.5ba · 1,148 sqft · Condo
$669K
Est. $3,221/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
5 leases of 2–4 bed condos & townhomes in 92064 · $2,635–$3,404
Blended 50/50 with the zip's market median ($3,570)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$3,125/mo short at 20% down; 88% down or +$4,058/mo rent closes it.
- Break-even price
- $262,208
- Break-even rent
- $7,365/mo
- Cashflow at 35% down
- −$2,428/mo
- Down payment to break even
- 88%
- Rate to break even
- Not reachable
61% under asking
$4,058/mo above the estimate
$588,720 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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