13255 Betty Lee Way
Ctop 80%Poway, CA 92064
Pass at asking: -$7,212/mo full cashflow at 20% down, 7.36% rate.
Works at $491,431 (66% under asking), or at 93% down.
Rent $4,877/mo from 12 leases of 4-bed houses within 2 mi ($4,374–$4,816).
Beds
4
Baths
2
Sqft
1,935
Year Built
1973
Days on Market
1
Property Type
Single Family
HOA/mo
N/A
MLS ID
NDP2610168
This property is in Poway (92064). View neighborhood stats →
About This Property
Designer house for the buyers who appreciate design and quality. Fully remodeled smart home with brand new custom wood cabinets and new appliances in the kitchen and luxury glass showers in the bathrooms. Huge solar panel system, luxury wooden gazebo, all new plumbing and water softener for the whole house. New central air conditioning, and smart washer and dryer with extra-large capacity. Top-rated, award-winning Poway Unified school district. No HOAs or Mello Roos! Rancho Arbolitos Swim and Tennis Club available to join for recreational activities. Upgrade List Available.
Mortgage Calculator
Est. Monthly Payment
$9,771
Location
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Zoned Schools
Elementary
Midland 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
5 comps foundThis Property
$4,877
Comp Average
$4,823
14319 Old Community Rd
4bd / 2ba · 1,784 sqft · Single Family
$1000K
Est. $4,629/mo
13145 Carriage Road
4bd / 3ba · 2,011 sqft · Single Family
$1.15M
Est. $4,957/mo
12216 Pepper Tree Lane
4bd / 2.5ba · 1,956 sqft · Single Family
$1.25M
Est. $4,935/mo
14306 Sladon
4bd / 2.5ba · 2,085 sqft · Single Family
$1.30M
Est. $4,700/mo
17233 Cloudcroft Drive
4bd / 2ba · 2,040 sqft · Single Family
$1.60M
Est. $4,895/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
12 leases of 4-bed houses within 2 mi · $4,374–$4,816
Blended 50/50 with the zip's market median ($5,195)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$7,212/mo short at 20% down; 93% down or +$9,366/mo rent closes it.
- Break-even price
- $491,431
- Break-even rent
- $14,243/mo
- Cashflow at 35% down
- −$5,727/mo
- Down payment to break even
- 93%
- Rate to break even
- Not reachable
66% under asking
$9,366/mo above the estimate
$1,334,550 cash
Negative even at a 0% loan
Need ≥ 1.25 for DSCR loan
Lower = better for investors
* Modelled at 20% down, 7.36% 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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