1850 Lincoln Ave Spc 163 · El Centro, CA 92243

$189,999

3 bd · 2.0 ba · 858 sqft · Other · 120 Days on market

Built 1983 3,998 sqft lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully crafted 3-bedroom, 2-bathroom manufactured home showcases a bright and open floor plan, designed for modern living and comfort. The spacious kitchen features a large center island that flows seamlessly into the living area perfect for everyday living and entertaining. You'll love the walk-in pantry, upgraded cabinetry and flooring, and sleek stainless steel appliances. Enjoy the airy feel of 9-foot ceilings, ceiling fans in every room, and generously sized bedrooms throughout. The primary suite offers a private retreat with a large walk-in closet and dual sinks in the ensuite bath. Built with quality and efficiency in mind, this home includes smooth-finished drywall, dual-pane insulated windows, and a high-efficiency central A/C system for year-round comfort. Situated on a desirable corner lot, the home is located in Gio's Mobile Home Estates one of the area's most sought-after communities. Park amenities include a swimming pool, spa, basketball court, picnic and BBQ area, children's playground, and a clubhouse.

Key facts

• Premium flooring
• Large center island
• Upgraded cabinetry

Tags

• LARGE CENTER ISLAND
• WALK-IN PANTRY
• UPGRADED CABINETRY
• PREMIUM FLOORING
• STAINLESS-STEEL APPLIANCES
• SOARING 9-FOOT CEILINGS

Property features AI

Finance

• Financial info: Assessments: Unknown
• HOA & community: Land lease community

Exterior

• Parking: Park name: TBD
• Utilities: Public sewer
• Home design: Single-story property; Front entry
• Construction: Mobile home remains on site
• Exterior features: Community pool; Curbed streets

Interior

• Bedrooms: All bedrooms on main level
• Bathrooms: 2 full bathrooms
• Interior features: All bedrooms located on the ground floor; Front entry; Single-level living (one story)
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (6.5% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.2% in El Centro — 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 71/100 on livability (#214 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, cost of living D+, employment F.
• El Centro Elementary (urban): math 33% / reading 45% proficiency, ranked #803 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 121 active listings in the ZIP; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 120 days — a 9% lower offer ($173k) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.9

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-14,075
• Equity at exit: $28,329

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $9,042
• Equity at exit: $16,428

Cash invested: $53,200 (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 92243

• Home prices YoY: -30.1%
• Active inventory: 121
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $264

Break-even live

Break-even rent $1,443

Max offer price $189,999

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $189,999 Active 120 DOM
2. 2026-06-18
   days on market $189,999 Active 119 DOM
3. 2026-06-17
   days on market $189,999 Active 118 DOM
4. 2026-06-16
   days on market $189,999 Active 117 DOM
5. 2026-06-15
   days on market $189,999 Active 116 DOM
6. 2026-06-14
   days on market $189,999 Active 114 DOM
7. 2026-06-13
   days on market $189,999 Active 113 DOM
8. 2026-06-10
   days on market $189,999 Active 111 DOM
9. 2026-06-09
   days on market $189,999 Active 110 DOM
10. 2026-06-08
    days on market $189,999 Active 109 DOM
11. 2026-06-07
    days on market $189,999 Active 108 DOM
12. 2026-06-05
    days on market $189,999 Active 105 DOM
13. 2026-06-03
    days on market $189,999 Active 104 DOM
14. 2026-06-02
    days on market $189,999 Active 103 DOM
15. 2026-06-01
    days on market $189,999 Active 102 DOM
16. 2026-05-31
    days on market $189,999 Active 101 DOM
17. 2026-05-30
    days on market $189,999 Active 100 DOM
18. 2026-02-10
    listed $189,999 Active
19. 2025-07-15
    soldstatus $175,000 Closed 1044-char remark

    Show marketing remark (1044 chars)

    This beautifully crafted 3-bedroom, 2-bathroom manufactured home showcases a bright and open floor plan, designed for modern living and comfort. The spacious kitchen features a large center island that flows seamlessly into the living area perfect for everyday living and entertaining. You'll love the walk-in pantry, upgraded cabinetry and flooring, and sleek stainless steel appliances. Enjoy the airy feel of 9-foot ceilings, ceiling fans in every room, and generously sized bedrooms throughout. The primary suite offers a private retreat with a large walk-in closet and dual sinks in the ensuite bath. Built with quality and efficiency in mind, this home includes smooth-finished drywall, dual-pane insulated windows, and a high-efficiency central A/C system for year-round comfort. Situated on a desirable corner lot, the home is located in Gio's Mobile Home Estates one of the area's most sought-after communities. Park amenities include a swimming pool, spa, basketball court, picnic and BBQ area, children's playground, and a clubhouse.

20. 2025-05-30
    historical Active Under Contract 1044-char remark

    Show marketing remark (1044 chars)

    This beautifully crafted 3-bedroom, 2-bathroom manufactured home showcases a bright and open floor plan, designed for modern living and comfort. The spacious kitchen features a large center island that flows seamlessly into the living area perfect for everyday living and entertaining. You'll love the walk-in pantry, upgraded cabinetry and flooring, and sleek stainless steel appliances. Enjoy the airy feel of 9-foot ceilings, ceiling fans in every room, and generously sized bedrooms throughout. The primary suite offers a private retreat with a large walk-in closet and dual sinks in the ensuite bath. Built with quality and efficiency in mind, this home includes smooth-finished drywall, dual-pane insulated windows, and a high-efficiency central A/C system for year-round comfort. Situated on a desirable corner lot, the home is located in Gio's Mobile Home Estates one of the area's most sought-after communities. Park amenities include a swimming pool, spa, basketball court, picnic and BBQ area, children's playground, and a clubhouse.

21. 2025-04-26
    listed $170,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    This beautifully crafted 3-bedroom, 2-bathroom manufactured home showcases a bright and open floor plan, designed for modern living and comfort. The spacious kitchen features a large center island that flows seamlessly into the living area perfect for everyday living and entertaining. You'll love the walk-in pantry, upgraded cabinetry and flooring, and sleek stainless steel appliances. Enjoy the airy feel of 9-foot ceilings, ceiling fans in every room, and generously sized bedrooms throughout. The primary suite offers a private retreat with a large walk-in closet and dual sinks in the ensuite bath. Built with quality and efficiency in mind, this home includes smooth-finished drywall, dual-pane insulated windows, and a high-efficiency central A/C system for year-round comfort. Situated on a desirable corner lot, the home is located in Gio's Mobile Home Estates one of the area's most sought-after communities. Park amenities include a swimming pool, spa, basketball court, picnic and BBQ area, children's playground, and a clubhouse.

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$674/yr (+$56/mo · 87.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,317
• − Mortgage interest: −$10,643
• − Property taxes: −$770
• − Insurance: −$950
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,527
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,160/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: El Centro Elementary
• NCES district ID: 0612030
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $37,357
• Composite: 34.9/100
• National rank: #9987
• State rank: #803 of 1400 in CA

Livability — El Centro

• Score: 71/100
• State rank: #214
• US rank: #6804

Category grades

Amenities A+ Commute A+ Cost of living D+ Crime C+ Employment F Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Centro, CA
• County: Imperial County · 104,838 people
• City population: 49,069
• Metro: El Centro, CA
• Population (ZIP): 49,069
• Household income: $55,057
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1683.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 24% White 9% Black 4%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -156.41%
• Current HPI: 362.4044
• 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

+11.8% since first listed

4 events — show timeline

• 2026-02-10 Listed $189,999 CRMLS
• 2025-07-15 Sold (MLS) $175,000 ICAOR
• 2025-05-30 Contingent — ICAOR
• 2025-04-26 Listed $170,000 ICAOR

Property tax history

+0.5%/yr

Latest (2025): $770 · +3.0% YoY. Source: county tax records.