14998 Budwin Ln
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14998 Budwin Ln

Dbottom 20%

Poway, CA 92064

$2,985,000

Pass at asking: -$16,989/mo full cashflow at 20% down, 7.43% rate.

Works at $773,130 (74% under asking); even all cash loses money at asking.

Rent $7,711/mo from 11 leases of 4–6 bed houses within 2 mi ($7,308–$8,109).

Beds

5

Baths

5

Sqft

5,283

Year Built

1996

Days on Market

184

Property Type

Single Family

HOA/mo

N/A

MLS ID

260010873SD

This property is in Poway (92064). View neighborhood stats →

Virtual Tour

About This Property

PRICE IMPROVEMENT! Don't miss this stunning home perched atop five hilltop acres with panoramic city and mountaintop views! Enjoy unmatched efficiency with a private well (no water bills!) and a 63-panel owned solar system that produces a surplus of electricity for this property. The resort-style grounds include a sparkling pool and spa, spacious patio areas, more than 40 fruit trees, and a large flat pad ideal for a future tennis court, soccer field, ADU or possible equestrian facilities. Inside, the thoughtfully designed floor plan lives like a single level, with the primary suite plus two additional bedroom suites on entry level, along with the gourmet kitchen and expansive living spaces perfect for everything from casual family gatherings to lavish entertaining. Upstairs you’ll delight in the impressive home theater with tiered seating, temperature-controlled wine cellar and two more bedrooms. No HOA fees or CC&Rs. This is a rare opportunity to live in complete privacy and tranquility, yet just minutes from everyday conveniences. You'll love the Poway lifestyle. Nicknamed "The City in the Country," Poway sits among rolling hills, open spaces and preserved natural areas with extensive parks and trail systems. Despite the semi-rural atmosphere, it is still well-connected to nearby employment centers and amenities in the broader San Diego area. What's more, Poway boasts one of the best school districts in the state!

Mortgage Calculator

Est. Monthly Payment

$20,439

Principal & Interest$16,583
Property Tax$2,985
Insurance$871
%($597,000)
%
Loan Term

Location

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Zoned Schools

  • Elementary

    Tierra Bonita 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.

Investment Score

0D
Est. Monthly Rent
$7,711

11 leases of 4–6 bed houses within 2 mi · $7,308–$8,109

Monthly Cashflow

Rent − PITIA

-$12,728
Full Cashflow

Incl. vacancy, PM, maint, capex

-$16,989

What would make this work?

$16,989/mo short at 20% down; +$22,064/mo rent closes it.

Break-even price

74% under asking

$773,130
Break-even rent

$22,064/mo above the estimate

$29,775/mo
Cashflow at 35% down
−$13,880/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)
$16,583
Cap Rate
-0.01%
Cash-on-Cash
-34.15%
DSCR

Need ≥ 1.25 for DSCR loan

0.38

NOI (Annual)
-$246
Price-to-Rent

Lower = better for investors

32.3

* 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−$16,989/mo