1601 Drew Rd #65 · Seeley, CA 92243

$145,000

2 bd · 2.0 ba · 1,653 sqft · Land · 331 Days on market

Built 2003 ↓ 27% since listing

---

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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Mobile Home on a hill in Storms Crossing with unbelievable sunsets, and a deluxe lot. This property is a definite must see. The mobile home encompasses two commodious bedrooms and den with plenty of room for study, sleep and storage, and two bathrooms. Enjoy golfing? The mobile home is located in one of Imperial Valley's most sought-after golf course. Schedule your private viewing today.

Key facts

• Deluxe lot
• Golf course
• 2 parking spots

Tags

• DELUXE LOT
• GOLF COURSE

Property features AI

Finance

• Other: Directions: From Interstate 8 go south on Drew Road.
• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: Attached parking; 2 total parking spaces; 1 covered carport space
• Utilities: Private water source
• Home design: Single-story mobile home; Residential property
• Exterior features: Asphalt roof

Interior

• Kitchen: Gas oven
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Gas water heater; Gas oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $145k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,180 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, crime B; Watch: schools F, amenities F, commute F.
• Seeley Union Elementary (rural): math 11% / reading 20% proficiency, ranked #489 of 517 in CA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% 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 35% 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 $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.10% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.5

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $588
• Equity at exit: $21,620

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $31,394
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $379

Break-even live

Break-even rent $1,122

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $461	-5% $420	+0% $379	+5% $338	+10% $297
Rent	-10% $252	-5% $316	+0% $379	+5% $442	+10% $505
Rate	-1.0pp $452	-0.5pp $416	base $379	+0.5pp $341	+1.0pp $303

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $145,000 Active 331 DOM
2. 2026-06-18
   days on market $145,000 Active 330 DOM
3. 2026-06-17
   days on market $145,000 Active 329 DOM
4. 2026-06-16
   days on market $145,000 Active 328 DOM
5. 2026-06-15
   days on market $145,000 Active 327 DOM
6. 2026-06-14
   days on market $145,000 Active 325 DOM
7. 2026-06-13
   days on market $145,000 Active 324 DOM
8. 2026-06-10
   days on market $145,000 Active 322 DOM
9. 2026-06-09
   days on market $145,000 Active 321 DOM
10. 2026-06-08
    days on market $145,000 Active 320 DOM
11. 2026-06-07
    days on market $145,000 Active 319 DOM
12. 2026-06-05
    days on market $145,000 Active 316 DOM
13. 2026-06-03
    days on market $145,000 Active 315 DOM
14. 2026-06-02
    days on market $145,000 Active 314 DOM
15. 2026-06-01
    days on market $145,000 Active 313 DOM
16. 2026-05-31
    days on market $145,000 Active 312 DOM
17. 2026-05-30
    days on market $145,000 Active 311 DOM
18. 2026-04-01
    price $145,000
19. 2026-01-09
    price $170,000
20. 2025-10-15
    price $188,000
21. 2025-07-22
    listed $199,000 Active

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$318/yr (+$26/mo · 40.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 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: $19,216
• − Mortgage interest: −$8,122
• − Property taxes: −$784
• − Insurance: −$725
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,218
• Taxable income: $2,292
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,997/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: Seeley Union Elementary
• NCES district ID: 0636210
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $40,082
• Composite: 13.2/100
• National rank: #9553
• State rank: #489 of 517 in CA

Livability — Seeley

• Score: 49/100
• State rank: #1180
• US rank: #25954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Imperial County · 104,838 people
• 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

-27.1% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $145,000 ICAOR
• 2026-01-09 Price Changed $170,000 ICAOR
• 2025-10-15 Price Changed $188,000 ICAOR
• 2025-07-22 Listed $199,000 ICAOR

Property tax history

+2.0%/yr

Latest (2025): $784 · +2.5% YoY. Source: county tax records.