950 N N Imperial Ave Ave #10

Brawley, CA 92227

$90,000B-

3 bd · 1.5 ba · 832 sqft · Built 1984 · Manufactured · Active · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,752/mo
• Mortgage (P&I): −$472
• Tax + insurance: −$105
• HOA: −$0
• Vac / Maint / Mgmt: −$368
• Net cashflow: $807/mo
• Annual: $9,686/yr
• Cap rate: 17.06%
• Cash-on-cash: 38.44%
• DSCR: 2.71
• 1% rule: 1.95%
• Cash to close: $25,200

Investor read

• This is a 3-bed/1.5-bath manufactured listed at $90k.
• 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).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.
• 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.
• 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.
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.