14906 Rivawill Ct.
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14906 Rivawill Ct.

Dbottom 20%

4S Ranch, CA 92127Neighborhood: Black Mountain Ranch

$7,295,000
STR: check · no permits on this tract · TOT 11.75%

0 licensed short-term rentals within ½ mile (0 whole home), from the cities' license and permit lists of Nov 11, 2026.

None of the 19 homes on this home's recorded tract 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: -$48,988/mo full cashflow at 20% down, 7.43% rate.

Works at $916,834 (87% under asking); even all cash loses money at asking.

Rent $9,738/mo from 15 leases of 5-bed houses within 2 mi ($9,390–$10,690).

Beds

5

Baths

5.5

Sqft

7,103

Year Built

2014

Days on Market

105

Property Type

Single Family

HOA/mo

$457

MLS ID

260018371SD

This property is in 4S Ranch (92127). View neighborhood stats →

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About This Property

PRICE IMPROVEMENT! BRING YOUR BUYERS! Premier Del Sur Estate Model Home-Over 2 million in Luxury Upgrades! This is not just a home, it’s an experience. A once-in-a-lifetime opportunity to own the premier model home in Del Sur Estates. This extraordinary estate showcases endless upgrades with every room thoughtfully designed to deliver the highest level of luxury, quality and craftmanship. From designer lighting and premium finishes, to whole-home surround sound and custom architectural details, no expense has been spared. Every space has been meticulously upgraded to create an elegant yet comfortable living space. The kitchen features ceiling height cabinets, tongue and groove ceilings, granite counters with designer full height backsplash and SS Thermador appliance package with 2 dishwashers and 72” refrigerator. Master suite features a spa-inspired bath with luxurious sleeping porch complete with fireplace, refrigerators and ceiling fan. The spectacular backyard is an entertainer’s paradise! The backyard features a resort-style pool, expansive outdoor living areas and a fully equipped outdoor Kitchen with two refrigerators and a built-in keg system. There is a sandy recreation area perfect for cornhole of family games. Whether you are hosting large gatherings or enjoying a quiet evening under the stars, this backyard offers the ultimate indoor-outdoor lifestyle. The beautiful landscape is impeccably maintained. It is truly an exceptional residence that blends sophistication, comfort and resort style living in one of Del Sur’s most sought-after neighborhoods.

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Est. Monthly Payment

$50,406

Principal & Interest$40,527
Property Tax$7,295
Insurance$2,128
HOA$457
%($1,459,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Willow Grove Elementary · grades K-5 · Poway Unified

  • Middle

    Oak Valley Middle · grades 6-8 · Poway Unified

  • High

    Del Norte 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.

Investment Score

0D
Est. Monthly Rent
$9,738

15 leases of 5-bed houses within 2 mi · $9,390–$10,690

Monthly Cashflow

Rent − PITIA

-$40,669
Full Cashflow

Incl. vacancy, PM, maint, capex

-$48,988

What would make this work?

$48,988/mo short at 20% down; +$63,620/mo rent closes it.

Break-even price

87% under asking

$916,834
Break-even rent

$63,620/mo above the estimate

$73,358/mo
Cashflow at 35% down
−$41,389/mo
Down payment to break even

Negative even all-cash

Not reachable
Rate to break even

Negative even at a 0% loan

Not reachable

Mortgage (P+I)
$40,527
Cap Rate
-1.31%
Cash-on-Cash
-40.29%
DSCR

Need ≥ 1.25 for DSCR loan

0.19

NOI (Annual)
-$95,688
Price-to-Rent

Lower = better for investors

62.4

* 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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DCashflow−$48,988/mo