16134 Ladera Piedra
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16134 Ladera Piedra

Dbottom 20%

Poway, CA 92064

$2,449,980
NEW — 1d

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 →

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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

Principal & Interest$13,517
Property Tax$2,450
Insurance$715
%($489,996)
%
Loan Term

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.

Investment Score

1D
Est. Monthly Rent
$6,652

20 leases of 3–5 bed houses within 2 mi · $6,049–$6,901

Monthly Cashflow

Rent − PITIA

-$10,030
Full Cashflow

Incl. vacancy, PM, maint, capex

-$13,602

What would make this work?

$13,602/mo short at 20% down; +$17,665/mo rent closes it.

Break-even price

73% under asking

$670,286
Break-even rent

$17,665/mo above the estimate

$24,317/mo
Cashflow at 35% down
−$11,067/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)
$13,517
Cap Rate
0.12%
Cash-on-Cash
-33.31%
DSCR

Need ≥ 1.25 for DSCR loan

0.40

NOI (Annual)
$2,976
Price-to-Rent

Lower = better for investors

30.7

* 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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DCashflow−$13,602/mo