13432 Aubrey
Ctop 80%Poway, CA 92064
Pass at asking: -$4,547/mo full cashflow at 20% down, 7.36% rate.
Works at $404,010 (60% under asking), or at 86% down.
Rent $4,010/mo from 16 leases of 2–4 bed houses within 2 mi ($3,710–$4,106).
Beds
3
Baths
2
Sqft
1,383
Year Built
1990
Days on Market
45
Property Type
Single Family
HOA/mo
N/A
MLS ID
260023727SD
This property is in Poway (92064). View neighborhood stats →
About This Property
Move-in ready single-story living in the heart of Old Poway! This beautifully maintained 3-bedroom, 2-bath home has been thoughtfully updated inside and out. Vaulted ceilings and an open floor plan create a bright, airy feel, complemented by fresh interior paint throughout. The kitchen features freshly refinished cabinetry, granite countertops, and updated appliances. The primary suite offers a private en-suite bath, and both baths have been tastefully updated. Major improvements include a brand-new A/C system, whole house filtration system, and owned solar for lower energy bills. Step outside to a private backyard with a newer patio cover and low-maintenance artificial turf, ready for entertaining with none of the weekend yard work. Attached 2-car garage plus driveway parking. Large Tuff Sheds for ample storage. No HOA and no Mello-Roos. Minutes to Old Poway Park, Aubrey Park, the Poway Farmers Market, shopping, dining, and Lake Poway, all within the award-winning Poway Unified School District.
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Est. Monthly Payment
$6,802
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
$4,010
Comp Average
$3,787
13559 Acton Ave
3bd / 2ba · 1,300 sqft · Single Family
$850K
Est. $3,729/mo
13831 Otis Pl
3bd / 2ba · 1,300 sqft · Single Family
$890K
Est. $3,836/mo
14513 Mirando
3bd / 2ba · 1,358 sqft · Single Family
$1.00M
Est. $3,710/mo
13922 Frame Road
4bd / 2ba · 1,288 sqft · Single Family
$1.04M
Est. $3,701/mo
14654 Evening Star Dr
3bd / 2ba · 1,406 sqft · Single Family
$1.15M
Est. $3,957/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
16 leases of 2–4 bed houses within 2 mi · $3,710–$4,106
Blended 50/50 with a property-level estimate
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$4,547/mo short at 20% down; 86% down or +$5,905/mo rent closes it.
- Break-even price
- $404,010
- Break-even rent
- $9,915/mo
- Cashflow at 35% down
- −$3,513/mo
- Down payment to break even
- 86%
- Rate to break even
- Not reachable
60% under asking
$5,905/mo above the estimate
$859,140 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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