3133 E Club Cir #58 · Borrego Springs, CA 92004

$150,000

2 bd · 1.0 ba · 864 sqft · Condo public records · 25 Days on market

Built 1965 $550/mo HOA · 25% of rent

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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 +22.2/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

Key facts

• Remodeled kitchen
• Private back patio
• One-car carport

Tags

• MOUNTAIN VIEWS
• REMODELED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• PRIVATE BACK PATIO
• ONE-CAR CARPORT

Property features AI

Finance

• Other: Lot size source and living area source recorded from assessor data; Located in a community with golf, hiking, park, dog park and preserved land nearby
• HOA & community: Member of an association (Club Circle E); Monthly association fee of $600; Association covers water, sewer, trash, front yard maintenance, grounds maintenance; Community amenities include pool and other courts; Association rules include pet rules

Exterior

• Parking: 1 covered carport space; 1 total parking space
• Utilities: Water and sewer service managed by association
• Home design: Single-story attached residence; Zoned R-1 (Single Family Residential)
• Construction: Year built recorded by assessor
• Exterior features: Community pool; Property has a view; Part of a complex with 60 units; Attached property with 2+ common walls

Interior

• Bedrooms: All bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; All bedrooms on main level; Ground-floor entry
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.0% in Borrego Springs — 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 58/100 on livability (#712 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Borrego Springs Unified (rural): math 20% / reading 35% proficiency, ranked #1,120 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Borrego Springs Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 154 students, 84% FRL); Borrego Springs Middle (math 12% / reading 32%, grade F, #388 of 498 statewide, top 80%, 80 students, 92% FRL); Borrego Springs High (math 30% / reading 50%, grade F, #520 of 1,170 statewide, top 45%, 124 students, 87% FRL) — zoned schools average 88% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 172 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

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.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago 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.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; HOA is 25% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.46% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 5.7

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,128
• Equity at exit: $22,365

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,441
• Equity at exit: $12,969

Cash invested: $42,000 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 172
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$62
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $122

Break-even live

Break-even rent $2,040

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $207	-5% $165	+0% $122	+5% $80	+10% $37
Rent	-10% $-51	-5% $36	+0% $122	+5% $209	+10% $296
Rate	-1.0pp $198	-0.5pp $160	base $122	+0.5pp $83	+1.0pp $44

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $150,000 Active 25 DOM
2. 2026-06-19
   days on market $150,000 Active 23 DOM
3. 2026-06-18
   days on market $150,000 Active 22 DOM
4. 2026-06-17
   days on market $150,000 Active 21 DOM
5. 2026-06-16
   days on market $150,000 Active 20 DOM
6. 2026-06-15
   days on market $150,000 Active 19 DOM
7. 2026-06-14
   days on market $150,000 Active 17 DOM
8. 2026-06-12
   days on market $150,000 Active 16 DOM
9. 2026-06-09
   days on market $150,000 Active 13 DOM
10. 2026-06-08
    days on market $150,000 Active 12 DOM
11. 2026-06-07
    days on market $150,000 Active 11 DOM
12. 2026-06-07
    days on market $150,000 Active 10 DOM
13. 2026-06-04
    days on market $150,000 Active 7 DOM
14. 2026-06-02
    days on market $150,000 Active 6 DOM
15. 2026-06-01
    remarks 668-char remark
16. 2026-06-01
    days on market $150,000 Active 5 DOM
17. 2026-05-31
    days on market $150,000 Active 4 DOM
18. 2026-05-31
    days on market $150,000 Active 3 DOM
19. 2026-05-27
    listed $150,000 Active
20. 2021-08-06
    soldstatus $90,000 Closed Sale 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

21. 2021-08-05
    soldstatus $90,000
22. 2021-08-02
    status Pending Sale 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

23. 2021-07-31
    historical 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

24. 2021-06-05
    status Active 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

25. 2021-05-21
    status Pending Sale 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

26. 2021-02-01
    listed $98,800 Active 47-char remark

    Show marketing remark (47 chars)

    CLOSE TOO SHOPPING, TRANSPORTATION AND SCHOOLS.

27. 2020-12-02
    historical
28. 2020-10-15
    listed $98,888 Active
29. 2019-04-22
    status Pending
30. 2019-04-22
    soldstatus $45,400 Sold
31. 2019-03-16
    historical Contingent
32. 2019-03-07
    listed $45,900 Active
33. 2013-03-05
    historical
34. 2012-09-11
    status Active
35. 2012-09-11
    status Contingent
36. 2012-09-10
    listed $69,000 Active
37. 2011-05-30
    historical
38. 2011-01-22
    price $114,000
39. 2010-10-29
    listed $132,000 Active
40. 2010-09-28
    historical
41. 2010-03-27
    listed $132,000 Active
42. 2004-06-24
    soldstatus $63,500

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$59/yr (+$5/mo · 5.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,337
• − Mortgage interest: −$8,402
• − Property taxes: −$1,081
• − Insurance: −$2,218
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$6,600
• − Depreciation: −$4,364
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,598/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: Borrego Springs Unified
• NCES district ID: 0605700
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,330
• Composite: 26.31/100
• National rank: #12684
• State rank: #1120 of 1400 in CA

Livability — Borrego Springs

• Score: 58/100
• State rank: #712
• US rank: #21334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borrego Springs, CA
• Population (ZIP): 3,030

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 33% Two or more races 24%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 10% Slovak 5% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.39%
• Current HPI: 222.8196
• Rent YoY: —
• Metro: —
• 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

+136.2% since first listed

24 events — show timeline

• 2026-05-27 Listed $150,000 CRMLS
• 2021-08-06 Sold (MLS) $90,000 CRMLS
• 2021-08-05 Sold (Public Records) $90,000 Public Records
• 2021-08-02 Pending — CRMLS
• 2021-07-31 Listing Removed — CRMLS
• 2021-06-05 Relisted — CRMLS
• 2021-05-21 Pending — CRMLS
• 2021-02-01 Listed $98,800 CRMLS
• 2020-12-02 Listing Removed — CRMLS
• 2020-10-15 Listed $98,888 CRMLS
• 2019-04-22 Pending — GPSMLS
• 2019-04-22 Sold (MLS) $45,400 GPSMLS
• 2019-03-16 Contingent — GPSMLS
• 2019-03-07 Listed $45,900 GPSMLS
• 2013-03-05 Listing Removed — SDMLS
• 2012-09-11 Relisted — SDMLS
• 2012-09-11 Pending — SDMLS
• 2012-09-10 Listed $69,000 SDMLS
• 2011-05-30 Listing Removed — SDMLS
• 2011-01-22 Price Changed $114,000 SDMLS
• 2010-10-29 Listed $132,000 SDMLS
• 2010-09-28 Listing Removed — SDMLS
• 2010-03-27 Listed $132,000 SDMLS
• 2004-06-24 Sold (Public Records) $63,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,081 · +2.1% YoY. Source: county tax records.