9588 Avenue H · Bombay Beach, CA 92257

$129,000

2 bd · 1.0 ba · 1,020 sqft · Land · 159 Days on market

Built 1972 10,361 sqft lot ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Bombay Beach, Ca. 9588 Avenue H. Located at the Southeast Corner of Avenue H and 3rd Street. Large fenced two lots on the corner. Two large entry gates. Located at the very East end of 3rd Street. Double Wide Manufactured Home 2 Bedroom 1 Bath with bonus additional workshop/family room and a bonus room in the rear that could be an additional bedroom. FIXER. Shed. You own the land. Utilities are on. Move in Ready. Lower IID electric and CVWD water in the area, sewer and paved streets. Bombay Beach is a popular destination to people from all over the world. Its has Eclectic apocalyptical charm, Artists attractions and Ruins from days gone by. Town often has weekly events in the gorgeous winter months. The popular SKI Inn Bar & Restaurant in town often hosts live music. Bombay Beach attracts permanent and winter residents, artists, musicians, writers, etc. Here is your chance to get your own spot in this increasingly popular town. Property sold ''AS-IS'' . Seller and/or agent make no warranties. All information deemed reliable however buyer to do their own due diligence / investigations to satisfy themselves.

Key facts

• Large entry gates
• You own the land
• Utilities are on

Tags

• CORNER FENCED TWO LOTS
• LARGE ENTRY GATES
• BONUS ADDITIONAL WORKSHOP
• BONUS ROOM IN THE REAR
• YOU OWN THE LAND
• UTILITIES ARE ON

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $129k.

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 ($2k rent vs $129k).
• Recommended offer: $114k (12.0% 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 $5k of equity ($892 loan paydown + $4k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.94% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.63%
• DSCR: 2.76
• GRM: 4.3

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: 45.1%
• Equity multiple: 3.53×
• Total profit: $91,483
• Equity at exit: $58,004

10-year hold

• IRR: 44.9%
• Equity multiple: 7.07×
• Total profit: $219,177
• Equity at exit: $89,391

Cash invested: $36,120 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,193

Break-even live

Break-even rent $990

Max offer price $129,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,266	-5% $1,229	+0% $1,193	+5% $1,156	+10% $1,120
Rent	-10% $995	-5% $1,094	+0% $1,193	+5% $1,292	+10% $1,390
Rate	-1.0pp $1,258	-0.5pp $1,226	base $1,193	+0.5pp $1,159	+1.0pp $1,125

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: $32,250
• Closing costs: $3,870
• 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	4d	1	0.19mi

Listing history 11 events

1. 2026-06-09
   days on market $129,000 Active 159 DOM
2. 2026-06-08
   days on market $129,000 Active 158 DOM
3. 2026-06-07
   days on market $129,000 Active 157 DOM
4. 2026-06-05
   days on market $129,000 Active 154 DOM
5. 2026-06-03
   days on market $129,000 Active 153 DOM
6. 2026-06-02
   days on market $129,000 Active 152 DOM
7. 2026-06-01
   days on market $129,000 Active 151 DOM
8. 2026-05-31
   days on market $129,000 Active 150 DOM
9. 2026-05-30
   days on market $129,000 Active 149 DOM
10. 2026-02-04
    price $139,000 1129-char remark

    Show marketing remark (1129 chars)

    Bombay Beach, Ca. 9588 Avenue H. Located at the Southeast Corner of Avenue H and 3rd Street. Large fenced two lots on the corner. Two large entry gates. Located at the very East end of 3rd Street. Double Wide Manufactured Home 2 Bedroom 1 Bath with bonus additional workshop/family room and a bonus room in the rear that could be an additional bedroom. FIXER. Shed. You own the land. Utilities are on. Move in Ready. Lower IID electric and CVWD water in the area, sewer and paved streets. Bombay Beach is a popular destination to people from all over the world. Its has Eclectic apocalyptical charm, Artists attractions and Ruins from days gone by. Town often has weekly events in the gorgeous winter months. The popular SKI Inn Bar & Restaurant in town often hosts live music. Bombay Beach attracts permanent and winter residents, artists, musicians, writers, etc. Here is your chance to get your own spot in this increasingly popular town. Property sold ''AS-IS'' . Seller and/or agent make no warranties. All information deemed reliable however buyer to do their own due diligence / investigations to satisfy themselves.

11. 2026-01-01
    listed $160,000 Active 1129-char remark

    Show marketing remark (1129 chars)

    Bombay Beach, Ca. 9588 Avenue H. Located at the Southeast Corner of Avenue H and 3rd Street. Large fenced two lots on the corner. Two large entry gates. Located at the very East end of 3rd Street. Double Wide Manufactured Home 2 Bedroom 1 Bath with bonus additional workshop/family room and a bonus room in the rear that could be an additional bedroom. FIXER. Shed. You own the land. Utilities are on. Move in Ready. Lower IID electric and CVWD water in the area, sewer and paved streets. Bombay Beach is a popular destination to people from all over the world. Its has Eclectic apocalyptical charm, Artists attractions and Ruins from days gone by. Town often has weekly events in the gorgeous winter months. The popular SKI Inn Bar & Restaurant in town often hosts live music. Bombay Beach attracts permanent and winter residents, artists, musicians, writers, etc. Here is your chance to get your own spot in this increasingly popular town. Property sold ''AS-IS'' . Seller and/or agent make no warranties. All information deemed reliable however buyer to do their own due diligence / investigations to satisfy themselves.

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$357/yr (+$30/mo · 57.3%)

ⓘ 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 · 17 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: −$7,226
• − Property taxes: −$623
• − Insurance: −$645
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,753
• Taxable income: $12,953
• Est. tax owed @ 24.0%: −$3,109
• After-tax cash flow: $11,205/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

-13.1% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $139,000 GPSMLS
• 2026-01-01 Listed $160,000 GPSMLS

Property tax history

-2.6%/yr

Latest (2025): $623 · +3.6% YoY. Source: county tax records.