9590 Avenue B · Bombay Beach, CA 92257

$199,000

2 bd · 1.0 ba · 1,072 sqft · Land · 32 Days on market

Built 1988 10,792 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +1.4/10.0

Listing remarks

Bombay Beach is a magical little town on the shores of the Salton Sea. It's a small community with a big heart. The community center bustles with activity, everyone welcome. You can be as involved as you like. This amazing 2-lot property has to be seen to be appreciated! There are too many features to list. The main structure is a fully-furnished 1988 Fleetwood Broadmoor single-wide mobile home that is move-in ready. It features new paint, new carpet, and a central A/C and heating system. Sitting on a beautiful clean corner on two lots (totaling 140 x 80), the yard is landscaped and well-maintained with attractive native plants and trees. This property also features a tall 30' x 25' carport

Key facts

• Landscaped yard
• Tall carport
• 50-amp rv plug

Tags

• FULLY-FURNISHED MOBILE HOME
• CENTRAL A C AND HEATING SYSTEM
• LANDSCAPED YARD
• TALL CARPORT
• 50-AMP RV PLUG
• RV WASTE DISPOSAL SPOTS

Property features AI

Finance

• Other: Seller provided living area and year-built sources
• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: RV access/parking available; Has parking
• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Single-story; No accessory dwelling unit
• Construction: Certified 433a foundation
• Exterior features: Front yard; Back yard; Lot is level/flat; Has a view; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 2 bedrooms on the main level; Primary bedroom
• Bathrooms: 1 full bathroom (main level); Primary bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; Entry at main level; Main-level bedrooms and bathroom
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $199k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,326 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing B+; Watch: schools F, crime F, amenities F.
• Calipatria Unified (town): math 9% / reading 27% proficiency, ranked #485 of 517 in CA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $199k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.26% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.6

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: 22.8%
• Equity multiple: 2.29×
• Total profit: $72,109
• Equity at exit: $89,479

10-year hold

• IRR: 23.7%
• Equity multiple: 4.39×
• Total profit: $189,108
• Equity at exit: $137,898

Cash invested: $55,720 (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 92257

• Active inventory: 40
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $757

Break-even live

Break-even rent $1,542

Max offer price $199,000

Occupancy floor 65%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9550 Avenue F Niland, CA	2.0	2.0	1280	$2,500	$1.95	3d	1	0.26mi

Listing history 20 events

1. 2026-06-19
   days on market $199,000 Active 32 DOM
2. 2026-06-18
   days on market $199,000 Active 31 DOM
3. 2026-06-17
   days on market $199,000 Active 30 DOM
4. 2026-06-16
   days on market $199,000 Active 29 DOM
5. 2026-06-15
   days on market $199,000 Active 28 DOM
6. 2026-06-14
   days on market $199,000 Active 26 DOM
7. 2026-06-13
   days on market $199,000 Active 25 DOM
8. 2026-06-10
   days on market $199,000 Active 23 DOM
9. 2026-06-09
   days on market $199,000 Active 22 DOM
10. 2026-06-08
    days on market $199,000 Active 21 DOM
11. 2026-06-07
    days on market $199,000 Active 20 DOM
12. 2026-06-05
    days on market $199,000 Active 17 DOM
13. 2026-06-03
    days on market $199,000 Active 16 DOM
14. 2026-06-02
    days on market $199,000 Active 15 DOM
15. 2026-06-01
    days on market $199,000 Active 14 DOM
16. 2026-05-31
    days on market $199,000 Active 13 DOM
17. 2026-05-30
    days on market $199,000 Active 12 DOM
18. 2026-05-18
    listed $199,000 Active
19. 2022-04-20
    soldstatus $45,000
20. 1994-09-27
    soldstatus $10,000

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$411/yr (+$34/mo · 37.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥115°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$11,147
• − Property taxes: −$1,101
• − Insurance: −$995
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,789
• Taxable income: $6,167
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $7,600/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: Calipatria Unified
• NCES district ID: 0606990
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 27% ▼ -18.00%
• Median HH income: $30,088
• Composite: 14.28/100
• National rank: #9446
• State rank: #485 of 517 in CA

Livability — Bombay Beach

• Score: 44/100
• State rank: #1326
• US rank: #26648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bombay Beach, CA
• Population (ZIP): 2,185

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 23% White 21% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 45% English-only · Spanish 52% Other Indo-European 3%

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: —
• Current HPI: —
• 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

+1890.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $199,000 CRMLS
• 2022-04-20 Sold (Public Records) $45,000 Public Records
• 1994-09-27 Sold (Public Records) $10,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,101 · -0.7% YoY. Source: county tax records.