942 E G St · Brawley, CA 92227

$550,000

20 bd · 25.0 ba · 2,247 sqft · MultiFamily · 6 Days on market

Built 1964 Good condition 7,660 sqft lot

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This is an exceptional chance to invest in a lucrative income-generating property. Rarely will you come across a 5-unit property. This property features 4 spacious 1-bedroom apartments and a convenient studio unit. This property also has concrete block exterior walls to enhance durability and desirability. Situated in an up-and-coming area with new developments springing up nearby, this property is the perfect investment opportunity.

Key facts

• 5 unit property
• 7,660 sq ft lot
• 5 parking spots

Tags

• 5 UNIT PROPERTY
• CONCRETE BLOCK EXTERIOR WALLS

Property features AI

Finance

• Other: Lot size approximately 0.176 acre

Exterior

• Parking: Five total parking spaces; Gravel parking and on-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-story; Residential income property
• Construction: Composition/Shingle roof
• Exterior features: Composition shingle roof; Zoned R-3

Interior

• Flooring: Carpet; Vinyl; Tile
• Heating & cooling: Window unit(s) for cooling; No central heating
• Interior features: Gas water heater; Carpet, vinyl and tile flooring

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1.0-bath units multifamily listed at $550k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1 ($-12/yr) — negative. Per door: $0/mo.
• To cash-flow at today's rent, offer at most $550k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (12.5% below list).
• Recommended offer: $481k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $4,810/mo this rent would consume 97% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,000 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.5

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-89,116
• Equity at exit: $82,007

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-77,390
• Equity at exit: $47,554

Cash invested: $154,000 (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 92227

• Home prices YoY: -17.3%
• Active inventory: 101
• Price-to-rent: 47.6×

Monthly cashflow live

• Estimated rent: $4,810 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $-1

Break-even live

Break-even rent $4,811

Max offer price $549,851

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$4,810
Total (5 units)			$4,810

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $550,000 Active 6 DOM
2. 2026-06-18
   days on market $550,000 Active 5 DOM
3. 2026-06-17
   days on market $550,000 Active 4 DOM
4. 2026-06-16
   days on market $550,000 Active 3 DOM
5. 2026-06-15
   days on market $550,000 Active 2 DOM
6. 2026-06-14
   remarks 437-char remark
7. 2026-06-14
   listed $550,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 20 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: $57,720
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,618
• − Management: −$4,618
• − Depreciation: −$16,000
• Taxable loss: −$9,324
• Est. tax savings @ 24.0%: +$2,238
• After-tax cash flow: $2,225/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 5-unit multi-family property is in good condition with minimal repairs needed. It offers a great investment opportunity in a developing area with potential for rental or resale value enhancement.

Repairs flagged

• Minor Paint — Paint on interior walls and cabinets may need touch-ups.
• Minor Landscaping — Some areas of landscaping need trimming and maintenance.

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and yard maintenance — A well-maintained exterior boosts curb appeal and property value.
• Both Update kitchen and bathroom fixtures — Modern fixtures improve functionality and appeal to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint on interior walls and cabinets may need touch-ups.	Minor	$500–3,000
Landscaping · Some areas of landscaping need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — A well-maintained exterior boosts curb appeal and property value. ↑
• Both Update kitchen and bathroom fixtures — Modern fixtures improve functionality and appeal to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-13 Listed $550,000 ICAOR