3568 Borrego Springs Rd · Borrego Springs, CA 92004

$349,000

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 42 Days on market

Built 2006 0.35 ac lot Est $324k · 8% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +4.0/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE JUST REDUCED, PRICED TO SELL at $349,000!!! Hurry, won't last! Wake up to breathtaking mountain views and the quiet beauty of desert living in this inviting Borrego Springs retreat. Step inside to a warm, inviting living space with a cozy fireplace and abundant natural light. A seamless blend of wood, laminate, and tile flooring runs throughout, offering both style and durability. The bright kitchen features granite countertops, maple-toned cabinetry with classic recessed-panel detailing, and two skylights that flood the space with natural light while framing the desert landscape. Vaulted ceilings enhance the open feel, and the thoughtful layout includes an eat-in kitchen, indoor laundry, and a two-car garage with storage. Leased solar at just $125/month adds energy efficiency and value. The expansive property offers room for RV parking, off-road vehicles, or desert toys—perfect for embracing the outdoor lifestyle. Custom block walls add charm and definition to the outdoor space. The septic system has just been pumped, inspected, and certified, offering added peace of mind. Located in a Certified International Dark Sky Community near Christmas Circle, shops, dining, hiking, and Anza-Borrego Desert State Park. No HOA offers flexibility and opportunity in this unique desert setting.

Key facts

• Two skylights
• Open living area
• Granite countertops

Tags

• MOUNTAIN VIEWS
• OPEN LIVING AREA
• GRANITE COUNTERTOPS
• MAPLE-TONED WOOD CABINETRY
• TWO SKYLIGHTS
• VAULTED CEILINGS

Property features AI

Finance

• Other: Single-unit community
• HOA & community: Mello-Roos assessments

Exterior

• Parking: Attached 2-car garage (2 parking spaces total)
• Utilities: Septic tank
• Home design: Single-story property; Entry on main level; R1 zoning
• Construction: Year built (per assessor)
• Exterior features: No pool; Rural setting; Lot in the 10,000–19,999 sq ft range

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home; No common walls; Has view; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

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 ($5k rent vs $349k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 6.0% in Borrego Springs — 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 58/100 on livability (#712 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Borrego Springs Unified (rural): math 20% / reading 35% proficiency, ranked #1,120 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $300k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 11→34/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $323,606
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3568 Borrego Springs Rd	0.00mi	3/2.0	1,354 (0%)	1mo	$359,000	$265	99
721 Rango Way	0.15mi	3/2.0	1,302 (-4%)	15mo	$340,000	$261	74
737 San Pablo Rd	0.15mi	2/2.0 (-1)	1,412 (+4%)	16mo	$225,000	$159	68
3456 El Tejon Rd	0.45mi	2/2.0 (-1)	1,418 (+5%)	1mo	$330,000	$233	65
762 San Pablo Rd	0.16mi	2/2.0 (-1)	1,535 (+13%)	2mo	$330,000	$215	63
3486 Swinging V Rd	0.30mi	3/2.0	1,534 (+13%)	3mo	$399,000	$260	61
872 Rango Way	0.39mi	3/2.0	1,404 (+4%)	19mo	$335,000	$239	60
3299 Frying Pan Rd	0.67mi	2/2.0 (-1)	1,247 (-8%)	4mo	$165,000	$132	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $43,841
• Equity at exit: $52,037

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $167,594
• Equity at exit: $30,175

Cash invested: $97,720 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 174
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$277 /mo · $3,320/yr
• Insurance: −$145
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,575

Break-even live

Break-even rent $3,006

Max offer price $349,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,773	-5% $1,674	+0% $1,575	+5% $1,477	+10% $1,378
Rent	-10% $1,180	-5% $1,378	+0% $1,575	+5% $1,773	+10% $1,970
Rate	-1.0pp $1,751	-0.5pp $1,664	base $1,575	+0.5pp $1,485	+1.0pp $1,393

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3382 Bar O Dr Borrego Springs, CA	3.0	2.0	1720	$5,000	$2.91	2d	1	1.14mi

Listing history 17 events

1. 2026-06-03
   statusdays on marketlisting id $349,000 Pending 42 DOM
2. 2026-04-17
   status Pending 1313-char remark

   Show marketing remark (1313 chars)

   PRICE JUST REDUCED, PRICED TO SELL at $349,000!!! Hurry, won't last! Wake up to breathtaking mountain views and the quiet beauty of desert living in this inviting Borrego Springs retreat. Step inside to a warm, inviting living space with a cozy fireplace and abundant natural light. A seamless blend of wood, laminate, and tile flooring runs throughout, offering both style and durability. The bright kitchen features granite countertops, maple-toned cabinetry with classic recessed-panel detailing, and two skylights that flood the space with natural light while framing the desert landscape. Vaulted ceilings enhance the open feel, and the thoughtful layout includes an eat-in kitchen, indoor laundry, and a two-car garage with storage. Leased solar at just $125/month adds energy efficiency and value. The expansive property offers room for RV parking, off-road vehicles, or desert toys—perfect for embracing the outdoor lifestyle. Custom block walls add charm and definition to the outdoor space. The septic system has just been pumped, inspected, and certified, offering added peace of mind. Located in a Certified International Dark Sky Community near Christmas Circle, shops, dining, hiking, and Anza-Borrego Desert State Park. No HOA offers flexibility and opportunity in this unique desert setting.

3. 2026-04-17
   status Pending Sale

   Show marketing remark (1313 chars)

   PRICE JUST REDUCED, PRICED TO SELL at $349,000!!! Hurry, won't last! Wake up to breathtaking mountain views and the quiet beauty of desert living in this inviting Borrego Springs retreat. Step inside to a warm, inviting living space with a cozy fireplace and abundant natural light. A seamless blend of wood, laminate, and tile flooring runs throughout, offering both style and durability. The bright kitchen features granite countertops, maple-toned cabinetry with classic recessed-panel detailing, and two skylights that flood the space with natural light while framing the desert landscape. Vaulted ceilings enhance the open feel, and the thoughtful layout includes an eat-in kitchen, indoor laundry, and a two-car garage with storage. Leased solar at just $125/month adds energy efficiency and value. The expansive property offers room for RV parking, off-road vehicles, or desert toys—perfect for embracing the outdoor lifestyle. Custom block walls add charm and definition to the outdoor space. The septic system has just been pumped, inspected, and certified, offering added peace of mind. Located in a Certified International Dark Sky Community near Christmas Circle, shops, dining, hiking, and Anza-Borrego Desert State Park. No HOA offers flexibility and opportunity in this unique desert setting.

4. 2026-03-27
   listed $349,000 Active
5. 2026-03-25
   price $349,000 1313-char remark

   Show marketing remark (1313 chars)

   PRICE JUST REDUCED, PRICED TO SELL at $349,000!!! Hurry, won't last! Wake up to breathtaking mountain views and the quiet beauty of desert living in this inviting Borrego Springs retreat. Step inside to a warm, inviting living space with a cozy fireplace and abundant natural light. A seamless blend of wood, laminate, and tile flooring runs throughout, offering both style and durability. The bright kitchen features granite countertops, maple-toned cabinetry with classic recessed-panel detailing, and two skylights that flood the space with natural light while framing the desert landscape. Vaulted ceilings enhance the open feel, and the thoughtful layout includes an eat-in kitchen, indoor laundry, and a two-car garage with storage. Leased solar at just $125/month adds energy efficiency and value. The expansive property offers room for RV parking, off-road vehicles, or desert toys—perfect for embracing the outdoor lifestyle. Custom block walls add charm and definition to the outdoor space. The septic system has just been pumped, inspected, and certified, offering added peace of mind. Located in a Certified International Dark Sky Community near Christmas Circle, shops, dining, hiking, and Anza-Borrego Desert State Park. No HOA offers flexibility and opportunity in this unique desert setting.

6. 2026-03-06
   listed $375,000 Active 1313-char remark

   Show marketing remark (1313 chars)

   PRICE JUST REDUCED, PRICED TO SELL at $349,000!!! Hurry, won't last! Wake up to breathtaking mountain views and the quiet beauty of desert living in this inviting Borrego Springs retreat. Step inside to a warm, inviting living space with a cozy fireplace and abundant natural light. A seamless blend of wood, laminate, and tile flooring runs throughout, offering both style and durability. The bright kitchen features granite countertops, maple-toned cabinetry with classic recessed-panel detailing, and two skylights that flood the space with natural light while framing the desert landscape. Vaulted ceilings enhance the open feel, and the thoughtful layout includes an eat-in kitchen, indoor laundry, and a two-car garage with storage. Leased solar at just $125/month adds energy efficiency and value. The expansive property offers room for RV parking, off-road vehicles, or desert toys—perfect for embracing the outdoor lifestyle. Custom block walls add charm and definition to the outdoor space. The septic system has just been pumped, inspected, and certified, offering added peace of mind. Located in a Certified International Dark Sky Community near Christmas Circle, shops, dining, hiking, and Anza-Borrego Desert State Park. No HOA offers flexibility and opportunity in this unique desert setting.

7. 2006-05-30
   soldstatus $299,900 909-char remark

   Show marketing remark (909 chars)

   New home with spacious floor plan. Open living room to kitchen and dining area. Vaulted ceilings, 11 ft high entry door, tiled entry way, kitchen and bathrooms. Ceiling fans in every room. Lots of counter space. Granite slab counter tops. SELLER TO PAY UP TO $5,000 OF BUYERS' CLOSING COSTS WITH FULL PRICED OFFER. [Supplement]: Many amendities. Stainless steel kitchen appliances. Ceiling fans in every room. 11 ft entry doors. Complete stucco exterior. Borrego Springs is approximately 1.5 hours from Palm Springs and San Diego proper. Bring your golf clubs, hiking boots, bikes or just come to enjoy the night sky. We are turning into a year-round community. Small town feel (approx 3,000 full time residents) with no stop lights. Call listing agent with particular questions about Borrego Springs. SELLER INCENTIVES FOR BUYERS - UP TO $5,000 IN BUYERS' CLOSING COSTS PAID BY SELLER WITH FULL PRICED OFFER.

8. 2006-05-30
   soldstatus $300,000

   Show marketing remark (909 chars)

   New home with spacious floor plan. Open living room to kitchen and dining area. Vaulted ceilings, 11 ft high entry door, tiled entry way, kitchen and bathrooms. Ceiling fans in every room. Lots of counter space. Granite slab counter tops. SELLER TO PAY UP TO $5,000 OF BUYERS' CLOSING COSTS WITH FULL PRICED OFFER. [Supplement]: Many amendities. Stainless steel kitchen appliances. Ceiling fans in every room. 11 ft entry doors. Complete stucco exterior. Borrego Springs is approximately 1.5 hours from Palm Springs and San Diego proper. Bring your golf clubs, hiking boots, bikes or just come to enjoy the night sky. We are turning into a year-round community. Small town feel (approx 3,000 full time residents) with no stop lights. Call listing agent with particular questions about Borrego Springs. SELLER INCENTIVES FOR BUYERS - UP TO $5,000 IN BUYERS' CLOSING COSTS PAID BY SELLER WITH FULL PRICED OFFER.

9. 2006-04-04
   listed $299,900 909-char remark

   Show marketing remark (909 chars)

   New home with spacious floor plan. Open living room to kitchen and dining area. Vaulted ceilings, 11 ft high entry door, tiled entry way, kitchen and bathrooms. Ceiling fans in every room. Lots of counter space. Granite slab counter tops. SELLER TO PAY UP TO $5,000 OF BUYERS' CLOSING COSTS WITH FULL PRICED OFFER. [Supplement]: Many amendities. Stainless steel kitchen appliances. Ceiling fans in every room. 11 ft entry doors. Complete stucco exterior. Borrego Springs is approximately 1.5 hours from Palm Springs and San Diego proper. Bring your golf clubs, hiking boots, bikes or just come to enjoy the night sky. We are turning into a year-round community. Small town feel (approx 3,000 full time residents) with no stop lights. Call listing agent with particular questions about Borrego Springs. SELLER INCENTIVES FOR BUYERS - UP TO $5,000 IN BUYERS' CLOSING COSTS PAID BY SELLER WITH FULL PRICED OFFER.

10. 2006-04-03
    historical
11. 2006-04-03
    historical
12. 2006-04-03
    historical
13. 2006-03-16
    listed $299,900
14. 2006-01-03
    listed $299,900
15. 2006-01-03
    listed $299,900
16. 2005-02-25
    soldstatus $31,000
17. 2004-04-15
    soldstatus $12,000

ⓘ 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: $3,320 · $277/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 11 d/yr ≥111°F today · 34 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$19,549
• − Property taxes: −$3,320
• − Insurance: −$3,212
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$10,153
• Taxable income: $14,166
• Est. tax owed @ 24.0%: −$3,400
• After-tax cash flow: $15,506/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: Borrego Springs Unified
• NCES district ID: 0605700
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,330
• Composite: 26.31/100
• National rank: #12684
• State rank: #1120 of 1400 in CA

Livability — Borrego Springs

• Score: 58/100
• State rank: #712
• US rank: #21334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borrego Springs, CA
• Population (ZIP): 3,030

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 33% Two or more races 24%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 10% Slovak 5% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 70% English-only · Spanish 30%

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: ▼ -50.39%
• Current HPI: 222.8196
• Rent YoY: —
• Metro: —
• 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

+2808.3% since first listed

16 events — show timeline

• 2026-04-17 Pending — SDMLS
• 2026-04-17 Pending — CRMLS
• 2026-03-27 Listed $349,000 CRMLS
• 2026-03-25 Price Changed $349,000 SDMLS
• 2026-03-06 Listed $375,000 SDMLS
• 2006-05-30 Sold (Public Records) $300,000 Public Records
• 2006-05-30 Sold (MLS) $299,900 CRMLS
• 2006-04-04 Listed $299,900 CRMLS
• 2006-04-03 Listing Removed — SDMLS
• 2006-04-03 Listing Removed — CRMLS
• 2006-04-03 Listing Removed — GPSMLS
• 2006-03-16 Listed $299,900 GPSMLS
• 2006-01-03 Listed $299,900 SDMLS
• 2006-01-03 Listed $299,900 CRMLS
• 2005-02-25 Sold (Public Records) $31,000 Public Records
• 2004-04-15 Sold (Public Records) $12,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,320 · +7.1% YoY. Source: county tax records.