206 B St · Brawley, CA 92227

$469,000

20 bd · 16.0 ba · 1,968 sqft · MultiFamily · 63 Days on market

Built 1954 7,124 sqft lot

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

These units have been remodeled. New kitchen cabinets, new refrigerators and stoves, ceiling fans, electrical upgrade, tile floors, . Interior has recently been painted Plumbing has been completely redone.

Key facts

• Laundry hook ups
• Major upgrades
• 7,124 sq ft lot

Tags

• LAUNDRY HOOK UPS
• MAJOR UPGRADES
• CLOSE TO MAJOR PUBLIC PLACES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential income property; Single-story
• Exterior features: Composition/shingle roof

Interior

• Kitchen: Gas oven; Refrigerator
• Flooring: Ceramic tile
• Heating & cooling: Window unit cooling; No central heating
• Interior features: Gas oven; Refrigerator; Gas water heater; Ceramic tile flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 3×1bd/1ba units multifamily listed at $469k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive. Per door: $70/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (14.5% below list).
• Recommended offer: $401k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.8% in Brawley — 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 56/100 on livability (#815 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: schools C-, cost of living D+, amenities F.
• Brawley Union High (town): math 24% / reading 48% proficiency, ranked #276 of 517 in CA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• At $4,010/mo this rent would consume 81% of the median local household income ($59k/yr) (locally 1118% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $220k; list at $469k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $401,000 (14.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-58,263
• Equity at exit: $69,929

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-28,334
• Equity at exit: $40,551

Cash invested: $131,320 (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 92227

• Home prices YoY: -17.3%
• Active inventory: 101
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $4,010 medium
• Mortgage (P&I): −$2,459
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $281

Break-even live

Break-even rent $3,654

Max offer price $469,000

Occupancy floor 88%

Sensitivity live

Price	-10% $546	-5% $414	+0% $281	+5% $148	+10% $15
Rent	-10% $-36	-5% $123	+0% $281	+5% $439	+10% $598
Rate	-1.0pp $517	-0.5pp $400	base $281	+0.5pp $159	+1.0pp $36

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,101
▸ 3× units	1	1	$2,910
Total (4 units)			$4,010

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $469,000 Active 63 DOM
2. 2026-06-18
   days on market $469,000 Active 62 DOM
3. 2026-06-17
   days on market $469,000 Active 61 DOM
4. 2026-06-16
   days on market $469,000 Active 60 DOM
5. 2026-06-15
   price $469,000 Active 59 DOM
6. 2026-06-15
   days on market $480,000 Active 59 DOM
7. 2026-06-14
   pricedays on market $480,000 Active 57 DOM
8. 2026-06-13
   days on market $490,000 Active 56 DOM
9. 2026-06-10
   days on market $490,000 Active 54 DOM
10. 2026-06-09
    days on market $490,000 Active 53 DOM
11. 2026-06-08
    days on market $490,000 Active 52 DOM
12. 2026-06-07
    days on market $490,000 Active 51 DOM
13. 2026-06-05
    days on market $490,000 Active 48 DOM
14. 2026-06-03
    days on market $490,000 Active 47 DOM
15. 2026-06-02
    days on market $490,000 Active 46 DOM
16. 2026-06-01
    days on market $490,000 Active 45 DOM
17. 2026-05-31
    days on market $490,000 Active 44 DOM
18. 2026-05-30
    days on market $490,000 Active 43 DOM
19. 2026-04-15
    listed $490,000 Active
20. 2024-12-18
    soldstatus $220,000
21. 2016-01-11
    soldstatus $193,500 205-char remark

    Show marketing remark (205 chars)

    These units have been remodeled. New kitchen cabinets, new refrigerators and stoves, ceiling fans, electrical upgrade, tile floors, . Interior has recently been painted Plumbing has been completely redone.

22. 2015-12-31
    soldstatus $193,500
23. 2015-09-29
    listed $219,000 205-char remark

    Show marketing remark (205 chars)

    These units have been remodeled. New kitchen cabinets, new refrigerators and stoves, ceiling fans, electrical upgrade, tile floors, . Interior has recently been painted Plumbing has been completely redone.

24. 2012-01-26
    soldstatus $100,000
25. 1998-04-01
    soldstatus $100,000

ⓘ 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: $2,785 · $232/mo
• Projected year-2 tax: $3,564 · $297/mo
• Expected delta: +$780/yr (+$65/mo · 28.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,120
• − Mortgage interest: −$26,271
• − Property taxes: −$2,785
• − Insurance: −$2,345
• − Repairs & maintenance: −$3,850
• − Management: −$3,850
• − Depreciation: −$13,644
• Taxable loss: −$4,624
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $4,481/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: Brawley Union High
• NCES district ID: 0605820
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $40,012
• Composite: 30.13/100
• National rank: #6331
• State rank: #276 of 517 in CA

Livability — Brawley

• Score: 56/100
• State rank: #815
• US rank: #22973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brawley, CA
• County: Imperial County · 104,838 people
• City population: 28,315
• Metro: El Centro, CA
• Population (ZIP): 28,315
• Household income: $59,362
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1118.0

Population outlook (Imperial County) Hauer SSP2

• Today (2025): 186,713 people
• By 2030: 190,022 · +1.8%
• By 2040: 195,993 · +5.0%
• By 2050: 199,534 · +6.9%
• By 2075: 216,878 · +16.2%
• By 2100: 352,705 · +88.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 25% White 13% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 82%
• Foreign-born: 28% · Canada, China
• Languages at home: 34% English-only · Spanish 65%

Political lean MEDSL · Imperial

• 2024 margin: Toss-up / Even · D 48.3% · R 49.1% · Other 2.6%
• 2008→2024 swing: -27.0pp toward R · 2008: 26.2pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+24.4 2016: D+41.1 2012: D+28.8 2008: D+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.80%
• Current HPI: 309.2652
• Rent YoY: —
• Metro: El Centro, 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

+390.0% since first listed

7 events — show timeline

• 2026-04-15 Listed $490,000 ICAOR
• 2024-12-18 Sold (Public Records) $220,000 Public Records
• 2016-01-11 Sold (MLS) $193,500 ICAOR
• 2015-12-31 Sold (Public Records) $193,500 Public Records
• 2015-09-29 Listed $219,000 ICAOR
• 2012-01-26 Sold (Public Records) $100,000 Public Records
• 1998-04-01 Sold (Public Records) $100,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,785 · +6.3% YoY. Source: county tax records.