13314 Buena Vista St #71 · Poway, CA 92064

$365,000

3 bd · 2.0 ba · 1,850 sqft · Manufactured public records · 105 Days on market

Built 2007 $197/sqft · 9% above area Est $334k · 9% over

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Why this score? — see what drove the C 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

Key facts

• Newer flooring
• Newer a/c
• Newer water heater

Tags

• NEWER A/C
• NEWER WATER HEATER
• NEWER FLOORING
• NEW KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $365k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $332k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 5 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 35% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $332,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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: 1.17% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $334,479
• List price: $365,000
• Delta: 9.13%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12824 El Rey Vista St #143	0.11mi	3/3.0	1,748 (-6%)	16mo	$416,000	$238	68
12814 Flora Vista St #170	0.16mi	4/2.0 (+1)	1,782 (-4%)	22mo	$370,000	$208	63
13335 Buena Vista St	0.08mi	3/2.0	1,584 (-14%)	13mo	$380,000	$240	61

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $3,013
• Equity at exit: $54,423

10-year hold

• IRR: 7.4%
• Equity multiple: 1.49×
• Total profit: $49,989
• Equity at exit: $31,559

Cash invested: $102,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,279 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$899
• Net cashflow: $1,175

Break-even live

Break-even rent $2,791

Max offer price $365,000

Occupancy floor 68%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12923 Slack St Poway, CA	4.0	2.0	1255	$4,250	$3.39	17d	1	0.57mi
13517 Hilleary Park Dr Poway, CA	1.0–3.0	1.0–2.5	1039	$4,320	$4.16	1d	1	0.68mi
13743 McKenzie Ave Poway, CA	4.0	2.0	1470	$4,250	$2.89	43d	1	0.92mi
13627 Atoka Pl Poway, CA	3.0	2.0	1800	$5,175	$2.88	12d	1	0.99mi
13385 Via Stephen Poway, CA	4.0	2.0	1644	$4,100	$2.49	17d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   days on market $365,000 Active 105 DOM
2. 2026-06-17
   days on market $365,000 Active 104 DOM
3. 2026-06-16
   days on market $365,000 Active 103 DOM
4. 2026-06-15
   days on market $365,000 Active 102 DOM
5. 2026-06-13
   days on market $365,000 Active 99 DOM
6. 2026-06-09
   days on market $365,000 Active 96 DOM
7. 2026-06-08
   days on market $365,000 Active 95 DOM
8. 2026-06-07
   days on market $365,000 Active 94 DOM
9. 2026-06-04
   days on market $365,000 Active 91 DOM
10. 2026-06-03
    days on market $365,000 Active 90 DOM
11. 2026-06-02
    days on market $365,000 Active 89 DOM
12. 2026-06-01
    days on market $365,000 Active 88 DOM
13. 2026-05-31
    days on market $365,000 Active 87 DOM
14. 2026-05-18
    status Pending 840-char remark

    Show marketing remark (840 chars)

    Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

15. 2026-04-12
    price $365,000 840-char remark

    Show marketing remark (840 chars)

    Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

16. 2026-04-01
    price $390,000 840-char remark

    Show marketing remark (840 chars)

    Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

17. 2026-03-19
    price $399,000 840-char remark

    Show marketing remark (840 chars)

    Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

18. 2026-02-26
    listed $410,000 Active 840-char remark

    Show marketing remark (840 chars)

    Located in Poway Royal Estates, an all-ages community within the award winning Poway Unified School District. This spacious 3 bedroom, 2 bathroom home is one of the largest floor plans in the park and features numerous recent updates. Improvements include newer A/C, newer water heater, newer flooring throughout, new kitchen cabinets, and stainless steel appliances. The kitchen also offers a breakfast area and ample storage. The oversized primary suite includes a walk-in closet and generous space. Poway Royal Estates offers resort-style amenities including two swimming pools, spa, fitness center, tennis courts, two clubhouses, billiards room, children’s park, picnic area with half basketball court, and RV/boat storage. Conveniently located within walking distance to Poway Community Park, shopping, dining, and nearby trails.

19. 2004-08-22
    historical
20. 2003-12-22
    listed $69,900

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,669 · $139/mo
• Projected year-2 tax: $2,774 · $231/mo
• Expected delta: +$1,105/yr (+$92/mo · 66.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $51,344
• − Mortgage interest: −$20,446
• − Property taxes: −$1,669
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,108
• − Management: −$4,108
• − Depreciation: −$10,618
• Taxable income: $8,571
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $12,041/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.

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

+422.2% since first listed

7 events — show timeline

• 2026-05-18 Pending — SDMLS
• 2026-04-12 Price Changed $365,000 SDMLS
• 2026-04-01 Price Changed $390,000 SDMLS
• 2026-03-19 Price Changed $399,000 SDMLS
• 2026-02-26 Listed $410,000 SDMLS
• 2004-08-22 Listing Removed — SDMLS
• 2003-12-22 Listed $69,900 SDMLS

Property tax history

+1.6%/yr

Latest (2013): $1,669 · +2.0% YoY. Source: county tax records.