
16134 Ladera Piedra
Dbottom 20%Poway, CA 92064
Pass at asking: -$13,602/mo full cashflow at 20% down, 7.36% rate.
Works at $670,286 (73% under asking); even all cash loses money at asking.
Rent $6,652/mo from 20 leases of 3–5 bed houses within 2 mi ($6,049–$6,901).
Beds
4
Baths
3.5
Sqft
3,619
Year Built
1980
Days on Market
1
Property Type
Single Family
HOA/mo
N/A
MLS ID
260026872SD
This property is in Poway (92064). View neighborhood stats →
About This Property
Some homes are defined by their views. Others by their architecture. Rarely do the two come together so beautifully. At the end of a premier cul-de-sac in Poway's sought-after Green Valley neighborhood, this residence enjoys sweeping mountain and valley views, remarkable sunrises, and captivating moonrises. Timeless architectural character meets modern refinement in a home designed to embrace its surroundings. Offering approximately 3,619 square feet, four bedrooms, and three-and-a-half baths, the home makes an immediate impression with soaring cathedral ceilings, abundant natural light, and generously proportioned living spaces. The kitchen, family room, formal dining room, and primary suite all take advantage of the mountain and valley vistas. Carefully selected updates enhance the home's original character while providing the comfort and functionality of modern living. The dual-primary floor plan offers flexibility, with suites on both levels. The spacious primary retreat features bifold doors opening to a private viewing deck overlooking the valley. The main-level suite provides a comfortable and private space for guests, extended family, or those who prefer first-floor accommodations. Outdoor living is a natural extension of the home. A renovated swimming pool, expansive raised entertaining deck, custom gazebo, and built-in BBQ provide inviting spaces for relaxation and gatherings. Sunrises and moonrises over the mountains are part of the daily experience, while multiple Fourth of July fireworks displays can be enjoyed from the property. Mature landscaping and natural boulders lend character to the grounds, complemented by an oversized driveway and attached three-car garage. Walking distance to Medical facilities, groceries, dining, and top rated Poway Unified Schools with no Mello-Roos nor HOA fees.
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Est. Monthly Payment
$16,682
Location
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Zoned Schools
Elementary
Painted Rock 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
$6,652
Comp Average
$6,061
13780 Holly Oak Way
4bd / 4.5ba · 3,900 sqft · Single Family
$2.20M
Est. $6,841/mo
14692 Sunrise Canyon Road
4bd / 2.5ba · 2,994 sqft · Single Family
$1.70M
Est. $5,348/mo

13953 Sagewood Dr
4bd / 4ba · 4,275 sqft · Single Family
$2.19M
Est. $6,624/mo
16238 Country Day
4bd / 3.5ba · 3,948 sqft · Single Family
$2.29M
Est. $6,891/mo
16208 Orchard Bend
3bd / 3ba · 3,058 sqft · Single Family
$1.95M
Est. $4,600/mo
Comps based on same zip code, similar beds (±1), price range (60-150%).
Investment Score
20 leases of 3–5 bed houses within 2 mi · $6,049–$6,901
Rent − PITIA
Incl. vacancy, PM, maint, capex
What would make this work?
$13,602/mo short at 20% down; +$17,665/mo rent closes it.
- Break-even price
- $670,286
- Break-even rent
- $24,317/mo
- Cashflow at 35% down
- −$11,067/mo
- Down payment to break even
- Not reachable
- Rate to break even
- Not reachable
73% under asking
$17,665/mo above the estimate
Negative even all-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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