950 N N Imperial Ave Ave #10 · Brawley, CA 92227

$90,000

3 bd · 1.5 ba · 832 sqft · Manufactured · 10 Days on market

Built 1984 5,000 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

This charming 3-bedroom, 1.5-bath single-wide manufactured home offering approximately 832 square feet of living space. While the home itself is comfortable and functional, the true highlight is the spacious lot and outdoor setting. Step outside and enjoy a backyard featuring lush grass and a mature shade tree, creating the perfect space to relax, entertain, or spend quality time with family and friends. Whether you're enjoying your morning coffee or winding down after a long day, this outdoor area provides a peaceful retreat. The home also features a brand-new air conditioning system installed in 2025, providing comfort and energy efficiency during the warm summer months. If you're looking

Key facts

• Mature shade tree
• Backyard
• Spacious lot

Tags

• SPACIOUS LOT
• OUTDOOR SETTING
• BACKYARD
• MATURE SHADE TREE
• OUTDOOR AREA

Property features AI

Exterior

• Parking: 3 total parking spaces; Covered carport with 3 spaces
• Utilities: Public water; Public sewer / sewer connected
• Home design: Single-story; Mobile home (residential)
• Exterior features: Lot approximately 0.115 acres

Interior

• Kitchen: Gas oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas oven; Refrigerator; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 17.1% 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: cost of living D+, amenities F, commute 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.
• Zoned schools: Phil D. Swing Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 849 students, 85% FRL); Barbara Worth Junior High (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 933 students, 85% FRL); Brawley Union High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,868 students, 71% FRL).
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.95% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.44%
• DSCR: 2.71
• 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: 34.5%
• Equity multiple: 2.46×
• Total profit: $36,824
• Equity at exit: $13,419

10-year hold

• IRR: 41.4%
• Equity multiple: 4.90×
• Total profit: $98,259
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $807

Break-even live

Break-even rent $731

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $858	-5% $833	+0% $807	+5% $782	+10% $756
Rent	-10% $669	-5% $738	+0% $807	+5% $876	+10% $946
Rate	-1.0pp $852	-0.5pp $830	base $807	+0.5pp $784	+1.0pp $760

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
991 C St Brawley, CA	3.0	1.5	1108	$2,250	$2.03	45d	1	0.63mi
231 Cattle Call Dr Brawley, CA	2.0	1.0	850	$1,495	$1.76	46d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $90,000 Active 10 DOM
2. 2026-06-19
   days on market $90,000 Active 8 DOM
3. 2026-06-18
   days on market $90,000 Active 7 DOM
4. 2026-06-17
   days on market $90,000 Active 6 DOM
5. 2026-06-16
   days on market $90,000 Active 5 DOM
6. 2026-06-15
   days on market $90,000 Active 4 DOM
7. 2026-06-14
   days on market $90,000 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $90,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $814 · $68/mo
• Projected year-2 tax: $814 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 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: $21,030
• − Mortgage interest: −$5,041
• − Property taxes: −$814
• − Insurance: −$450
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$2,618
• Taxable income: $8,742
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $7,588/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

1 event — show timeline

• 2026-06-11 Listed $90,000 ICAOR

Property tax history

+22.8%/yr

Latest (2025): $814 · +3.8% YoY. Source: county tax records.