13748 Midland Rd
Btop 30%Poway, CA 92064
An HOA may ban rentals of 30 days or less (Civ. Code §4741): check the CC&Rs.
Pass at asking: -$2,405/mo full cashflow at 20% down, 7.36% rate.
Works at $235,056 (57% under asking), or at 84% down.
Rent $3,327/mo from 5 leases of 2–4 bed condos & townhomes in 92064 ($2,712–$3,504).
Beds
3
Baths
2
Sqft
1,216
Year Built
1993
Days on Market
1
Property Type
Condo
HOA/mo
$765
MLS ID
260026827SD
This property is in Poway (92064). View neighborhood stats →
About This Property
This property is a probate sale and being sold in it's as-is condition. Boasts 3 bedrooms (largest floorplan in the community), an oversized primary bathroom complete with dual vanities and an oversized shower. Indoor, full-sized laundry with hookups. Two patios - one from the primary retreat and the other from the main living space. Generously-sized kitchen complete with dining area. Fireplace in the living room/family room. Detached 2-car garage just seconds from the unit! This home has an excellent location close to Old Town Poway, the best restaurants, and shopping in Poway. This property is located in Park Meadows, a complex with only 45 units, complete with detached garages and a community pool/spa. Conveniently located in Poway Unified School District and walking distance from some schools. Plenty of guest parking throughout the complex and on the main street. Come see this gem today before it's too late!
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Est. Monthly Payment
$4,509
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.
Renovation math
Flagged Light Value-Add from the listing remarks — “probate sale”, “as-is”.
- Asking now
- $550K
- Worth finished
- $669K
- Budget to renovate
- $119,315
$452/sqft
$550/sqft × 1,216 sqft
$98/sqft to spend
Comparable finished homes nearby suggest this is worth $669K once it's brought to par — about $119,315 above the asking price. That spread is your renovation budget before the deal stops working.
Rent once renovated
- Rent at par
- $3,412/mo
- Cashflow at that rent
- −$2,340/mo
$2.81/sqft × 1,216 sqft, median of 5 comps
cap rate 1.89%, DSCR 0.76
Buying at asking and achieving par rent, excluding the renovation spend itself. We don't publish a current-condition rent: no listing remark says how much work a home needs, and mid-renovation it earns nothing.
Based on 5 comparable homes of the same property type and size currently listed nearby — asking prices and modelled rents, not closed sales. A contractor's scope, not this page, decides what a renovation actually costs.
Comparable Properties
5 comps foundThis Property
$3,327
Comp Average
$3,224
13230 Johannesberg Way
2bd / 2.5ba · 1,179 sqft · Townhouse
$540K
Est. $2,961/mo
13834 Midland Rd
3bd / 2ba · 1,216 sqft · Condo
$649K
Est. $3,315/mo
12805 Carriage Heights Way
2bd / 2.5ba · 1,172 sqft · Townhouse
$645K
Est. $3,398/mo
13221 Westmark
3bd / 2.5ba · 1,148 sqft · Condo
$669K
Est. $3,221/mo
13221 Westmark
3bd / 2.5ba · 1,148 sqft · Condo
$669K
Est. $3,226/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 · $2,712–$3,504
Blended 50/50 with the zip's market median ($3,520)
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$2,405/mo short at 20% down; 84% down or +$3,124/mo rent closes it.
- Break-even price
- $235,056
- Break-even rent
- $6,451/mo
- Cashflow at 35% down
- −$1,836/mo
- Down payment to break even
- 84%
- Rate to break even
- Not reachable
57% under asking
$3,124/mo above the estimate
$461,916 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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