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13287 Kibbings Rd

13287 Kibbings Rd

Ctop 80%

Carmel Valley, CA 92130

$1,149,000
NEW — 0d
STR: check · no permits in this complex · TOT 11.75%

9 licensed short-term rentals within ½ mile (4 whole home), from the cities' license and permit lists of Nov 13, 2026.

No unit in this 41-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: -$6,013/mo full cashflow at 20% down, 7.36% rate.

Works at $362,163 (68% under asking), or at 96% down.

Rent $4,030/mo from 12 leases of 2-bed condos & townhomes within 0.5 mi ($4,387–$5,300).

Beds

2

Baths

2.5

Sqft

1,405

Year Built

1990

Days on Market

0

Property Type

Townhouse

HOA/mo

$335

MLS ID

260026869SD

This property is in Carmel Valley (92130). View neighborhood stats →

About This Property

Stunning 2-bedroom, 2.5-bath END-UNIT townhome in the highly desirable Pacifica community! Nestled in a top-rated school district and within walking distance of Torrey Pines High School, this light-filled home features beautiful wood flooring throughout, elegant California shutters, and a private patio ideal for relaxing or entertaining. Upstairs boasts two spacious primary suites, one with soaring vaulted ceilings. Prime location near shopping, dining, parks, and more! Enjoy one of the lowest HOA fees in Carmel Valley!

Mortgage Calculator

Est. Monthly Payment

$8,158

Principal & Interest$6,339
Property Tax$1,149
Insurance$335
HOA$335
%($229,800)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Solana Highlands Elementary · grades K-6 · Solana Beach Elementary

  • Middle

    Carmel Valley Middle · grades 7-8 · San Dieguito Union High

  • High

    Torrey Pines High · grades 9-12 · San Dieguito Union High

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 found

This Property

$4,030

vs

Comp Average

$4,732

3706 Carmel View Road

3706 Carmel View Road

3bd / 2.5ba · 1,415 sqft · Condo

$1.15M

Est. $4,983/mo

12934 Carmel Creek Road

12934 Carmel Creek Road

3bd / 3ba · 1,604 sqft · Townhouse

$1.12M

Est. $4,752/mo

6139 Verda Lane

6139 Verda Lane

3bd / 2.5ba · 1,563 sqft · Townhouse

$1.20M

Est. $4,859/mo

13504 Jadestone Way

13504 Jadestone Way

3bd / 2.5ba · 1,428 sqft · Townhouse

$1.28M

Est. $4,746/mo

3680 Caminito Cielo

3680 Caminito Cielo

3bd / 2.5ba · 1,333 sqft · Townhouse

$1.24M

Est. $4,318/mo

Comps based on same zip code, similar beds (±1), price range (60-150%).

Investment Score

6C
Est. Monthly Rent
$4,030

12 leases of 2-bed condos & townhomes within 0.5 mi · $4,387–$5,300

Blended 50/50 with the zip's market median ($3,544)

Monthly Cashflow

Rent − PITIA

-$4,128
Full Cashflow

Incl. vacancy, PM, maint, capex

-$6,013

What would make this work?

$6,013/mo short at 20% down; 96% down or +$7,809/mo rent closes it.

Break-even price

68% under asking

$362,163
Break-even rent

$7,809/mo above the estimate

$11,839/mo
Cashflow at 35% down
−$4,824/mo
Down payment to break even

$1,103,040 cash

96%
Rate to break even

Negative even at a 0% loan

Not reachable
Mortgage (P+I)
$6,339
Cap Rate
0.55%
Cash-on-Cash
-31.40%
DSCR

Need ≥ 1.25 for DSCR loan

0.49
NOI (Annual)
$6,337
Price-to-Rent

Lower = better for investors

23.8

* 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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CCashflow−$6,013/mo