13941 Wisteria Ave · Poway, CA 92064

$279,990

4 bd · 2.0 ba · 1,325 sqft · Manufactured · 113 Days on market

Built 2001 Good condition 13 ac lot $211/sqft · 67% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now Offered at $279,990 - Exceptional Value in the Heart of Poway This is your opportunity to own a spacious 4-bedroom home in the desirable Poinsettia Family Park community (now priced to move!). Cash or Chattel Loan. Space rent is $1,300. Step inside to a bright, comfortable layout designed for everyday living. The inviting living room features a cozy fireplace, creating a natural gathering space for relaxing evenings or hosting friends. The kitchen and dining areas flow easily together, offering a practical setup that works for both busy mornings and weekend downtime. With four bedrooms, there’s flexibility for growing households, guests, or a dedicated home office. A two-car carport adds convenience and valuable storage space. Beyond the home itself, the lifestyle is what truly sets this property apart. Residents enjoy access to community amenities including a pool, playground, and clubhouse. Just moments away, Old Poway Park offers farmers markets, seasonal events, scenic walking paths, and the iconic Poway-Midland Railroad, all contributing to the small-town charm that makes Poway so special. At $279,990, this is one of the most compelling values in Poway for a 4-bedroom home. If you’ve been waiting for the right combination of space, community, and price, this is it.

Key facts

• Community amenities
• Two-car carport
• Access to clubhouse

Tags

• COZY FIREPLACE
• TWO-CAR CARPORT
• COMMUNITY AMENITIES
• ACCESS TO POOL
• ACCESS TO PLAYGROUND
• ACCESS TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $255k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.8% in Poway — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#437 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Poway Unified (urban): math 25% / reading 25% proficiency, ranked #317 of 517 in CA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-2.5%/yr); 158 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 36% of the median local income ($149k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $167,600
• List price: $279,990
• Delta: 67.06%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13608 Violet Dr	0.07mi	3/2.0 (-1)	1,341 (+1%)	18mo	$300,000	$224	74
13928 Wisteria #61	0.04mi	3/2.0 (-1)	1,245 (-6%)	20mo	$285,000	$229	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.54×
• Total profit: $42,049
• Equity at exit: $41,747

10-year hold

• IRR: 20.3%
• Equity multiple: 2.48×
• Total profit: $115,805
• Equity at exit: $24,208

Cash invested: $78,397 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92064

• Rents YoY: -2.5%
• Active inventory: 158
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,444 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $1,576

Break-even live

Break-even rent $2,449

Max offer price $279,990

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13743 McKenzie Ave Poway, CA	4.0	2.0	1470	$4,250	$2.89	43d	1	0.42mi
13517 Hilleary Park Dr Poway, CA	1.0–3.0	1.0–2.5	1039	$4,320	$4.16	1d	1	0.58mi
13385 Via Stephen Poway, CA	4.0	2.0	1644	$4,100	$2.49	18d	1	0.67mi
13627 Atoka Pl Poway, CA	3.0	2.0	1800	$5,175	$2.88	12d	1	0.72mi
14561 Kittery St Poway, CA	3.0	1.0	962	$4,000	$4.16	10d	1	1.39mi
12923 Slack St Poway, CA	4.0	2.0	1255	$4,250	$3.39	18d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $279,990 Active 113 DOM
2. 2026-06-17
   days on market $279,990 Active 112 DOM
3. 2026-06-16
   days on market $279,990 Active 111 DOM
4. 2026-06-15
   days on market $279,990 Active 110 DOM
5. 2026-06-13
   days on market $279,990 Active 107 DOM
6. 2026-06-09
   days on market $279,990 Active 104 DOM
7. 2026-06-08
   days on market $279,990 Active 103 DOM
8. 2026-06-07
   days on market $279,990 Active 102 DOM
9. 2026-06-04
   days on market $279,990 Active 99 DOM
10. 2026-06-03
    days on market $279,990 Active 98 DOM
11. 2026-06-02
    days on market $279,990 Active 97 DOM
12. 2026-06-01
    days on market $279,990 Active 96 DOM
13. 2026-05-31
    days on market $279,990 Active 95 DOM
14. 2026-02-25
    listed $279,990 Active 1309-char remark

    Show marketing remark (1309 chars)

    Now Offered at $279,990 - Exceptional Value in the Heart of Poway This is your opportunity to own a spacious 4-bedroom home in the desirable Poinsettia Family Park community (now priced to move!). Cash or Chattel Loan. Space rent is $1,300. Step inside to a bright, comfortable layout designed for everyday living. The inviting living room features a cozy fireplace, creating a natural gathering space for relaxing evenings or hosting friends. The kitchen and dining areas flow easily together, offering a practical setup that works for both busy mornings and weekend downtime. With four bedrooms, there’s flexibility for growing households, guests, or a dedicated home office. A two-car carport adds convenience and valuable storage space. Beyond the home itself, the lifestyle is what truly sets this property apart. Residents enjoy access to community amenities including a pool, playground, and clubhouse. Just moments away, Old Poway Park offers farmers markets, seasonal events, scenic walking paths, and the iconic Poway-Midland Railroad, all contributing to the small-town charm that makes Poway so special. At $279,990, this is one of the most compelling values in Poway for a 4-bedroom home. If you’ve been waiting for the right combination of space, community, and price, this is it.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,331
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$4,266
• − Management: −$4,266
• − Depreciation: −$8,145
• Taxable income: $15,369
• Est. tax owed @ 24.0%: −$3,689
• After-tax cash flow: $15,223/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good layout and modern finishes. It is ready for a new owner and could benefit from some exterior painting and window seal replacement to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace window seals — Improves energy efficiency and reduces maintenance costs
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed
• Resale Update kitchen appliances — Modern appliances add value and functionality
• Resale Update bathrooms — Modern fixtures and tile add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace window seals — Improves energy efficiency and reduces maintenance costs ↑
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed ↑
• Resale Update kitchen appliances — Modern appliances add value and functionality ↑
• Resale Update bathrooms — Modern fixtures and tile add value and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Poway Unified
• NCES district ID: 0631530
• Math proficiency: 25% ▼ -45.00%
• Reading proficiency: 25% ▼ -50.00%
• Median HH income: $102,903
• Composite: 27.12/100
• National rank: #7036
• State rank: #317 of 517 in CA

Livability — Poway

• Score: 63/100
• State rank: #437
• US rank: #14979

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poway, CA
• County: San Diego County · 3,178,799 people
• City population: 48,683
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 48,683
• Household income: $148,673
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 973.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 13% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 2%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -793.75%
• Current HPI: 364.0529
• Rent YoY: ▼ -2.50%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-02-25 Listed $279,990 CRMLS