10016 Frink Rd Unit SP 44 · Bombay Beach, CA 92257

$25,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 35 Days on market

Built 1987

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Niland, Ca. Lark Spa Mobile Home Park 10016 Frink Rd, SP 44 . Quaint Park affordable winter getaway or permanent home with Views of the Sea, Mountains, Valley and Sunsets, 55+ RV Park. RV park with only 77 spaces. Single wide 1 Bedroom, 1 Bath. 1994 Trailer with enclosed bonus large screened in porch. and Also Bonus Large Shed that has a twin bed and air conditioner for additional guest room/hobby spot or man cave office. Open concept living room/Kitchen. Covered Carport. Sold "AS-IS". Lowest space rent in the area approx. $200. per month after 6 month probation of $320. Popular Winter getaway area known for its gorgeous winter weather and valley views. Located just East of Bo

Key facts

• Views of the valley
• Views of the sunsets
• Views of the sea

Tags

• VIEWS OF THE SEA
• VIEWS OF THE MOUNTAINS
• VIEWS OF THE VALLEY
• VIEWS OF THE SUNSETS
• BONUS LARGE SHED
• OPEN CONCEPT LIVING ROOM

Property features AI

Finance

• HOA & community: Clubhouse; Community pool

Exterior

• Parking: 2 parking spaces total; Attached parking; 1 carport space
• Home design: Single-story mobile home; Residential property
• Exterior features: Patio; Shed(s); Pets allowed

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Furnished; Electric water heater
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (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; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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?
6. 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.
7. 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.
8. 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: 5.45% ✓
• Cap rate: 49.67%
• Cash-on-cash: 154.93%
• DSCR: 7.89
• GRM: 1.5

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: —
• Equity multiple: 9.66×
• Total profit: $60,593
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 20.30×
• Total profit: $135,068
• Equity at exit: $17,324

Cash invested: $7,000 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $904

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 29%

Sensitivity live

Price	-10% $921	-5% $912	+0% $904	+5% $895	+10% $886
Rent	-10% $796	-5% $850	+0% $904	+5% $958	+10% $1,011
Rate	-1.0pp $916	-0.5pp $910	base $904	+0.5pp $897	+1.0pp $891

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   days on market $25,000 Active 35 DOM
2. 2026-06-15
   days on market $25,000 Active 34 DOM
3. 2026-06-14
   days on market $25,000 Active 32 DOM
4. 2026-06-13
   days on market $25,000 Active 31 DOM
5. 2026-06-10
   days on market $25,000 Active 29 DOM
6. 2026-06-09
   days on market $25,000 Active 28 DOM
7. 2026-06-08
   days on market $25,000 Active 27 DOM
8. 2026-06-07
   days on market $25,000 Active 26 DOM
9. 2026-06-05
   days on market $25,000 Active 23 DOM
10. 2026-06-03
    days on market $25,000 Active 22 DOM
11. 2026-06-02
    days on market $25,000 Active 21 DOM
12. 2026-06-01
    days on market $25,000 Active 20 DOM
13. 2026-05-31
    days on market $25,000 Active 19 DOM
14. 2026-05-30
    days on market $25,000 Active 18 DOM
15. 2026-05-12
    listed $25,000 Active 1100-char remark
16. 2025-09-28
    listed $20,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 18 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: $16,352
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$727
• Taxable income: $11,108
• Est. tax owed @ 24.0%: −$2,666
• After-tax cash flow: $8,179/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

• 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

+25.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $25,000 ICAOR
• 2025-09-28 Listed $20,000 ICAOR