3277 Frying Pan Rd · Borrego Springs, CA 92004

$443,000

3 bd · 2.0 ba · 1,578 sqft · SingleFamily public records · 31 Days on market

Built 2006 $281/sqft · 33% above area Est $333k · 33% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This quality newer home has been immaculately maintained and has beautiful views of the mountains and badlands. This home features high ceilings with tile floors throughout and an open kitchen with granite tile countertops and stainless steel appliances. Outside is a large stamped concrete covered patio and fire pit area, tile roof, and lots of mature landscaping with drip irrigation. Plenty of opportunities for bird watching, stargazing, and watching the beautiful desert sunrises and sunsets!

Key facts

• Open floor plan
• Spacious lot
• Large covered patio

Tags

• MOUNTAIN VIEWS
• SPACIOUS LOT
• MATURE TREES
• IRRIGATION DRIP SYSTEM
• OPEN FLOOR PLAN
• LARGE COVERED PATIO

Property features AI

Exterior

• Parking: 6 total parking spaces; 2-car attached garage with garage door opener
• Security: Fire sprinkler system
• Utilities: Septic tank
• Home design: Single-family detached residence; Single-story
• Construction: Stucco exterior
• Exterior features: Partial fencing; Lot between 0.5 and 1 acre

Interior

• Kitchen: Microwave; Propane cooktop; Range; Oven
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Fireplace heating; Propane heating; Central air conditioning
• Interior features: Microwave; Propane cooktop; Range; Oven; Fireplace in the family room; Fire sprinkler system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $443k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $443k).
• Recommended offer: $430k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: schools F, amenities F, commute 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.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 31 days — a 3% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 10→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $429,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $333,342
• List price: $443,000
• Delta: 32.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3245 Borrego Springs Rd	0.19mi	3/2.0	1,685 (+7%)	3mo	$299,000	$177	77
3251 Frying Pan Rd	0.06mi	3/2.0	1,536 (-3%)	23mo	$389,000	$253	74
3486 Swinging V Rd	0.43mi	3/2.0	1,534 (-3%)	3mo	$399,000	$260	72
3145 Flying H Rd	0.30mi	3/2.0	1,446 (-8%)	12mo	$334,300	$231	62
3456 El Tejon Rd	0.38mi	2/2.0 (-1)	1,418 (-10%)	1mo	$330,000	$233	59
3212 Double O Rd	0.16mi	2/1.0 (-1)	1,376 (-13%)	14mo	$320,000	$233	51
3205 Wagon Rd	0.61mi	2/2.0 (-1)	1,530 (-3%)	23mo	$485,000	$317	42
3568 Borrego Springs Rd	0.73mi	3/2.0	1,354 (-14%)	1mo	$359,000	$265	41
3018 Double O Rd	0.60mi	3/2.0	1,350 (-14%)	9mo	$365,000	$270	40
872 Rango Way	0.63mi	3/2.0	1,404 (-11%)	19mo	$335,000	$239	36
3014 Broken Arrow Rd	0.67mi	3/2.0	1,412 (-10%)	22mo	$450,000	$319	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-11,877
• Equity at exit: $66,053

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $66,922
• Equity at exit: $38,303

Cash invested: $124,040 (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: 174
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$2,323
• Tax from tax record: −$380 /mo · $4,561/yr
• Insurance: −$185
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $940

Break-even live

Break-even rent $3,810

Max offer price $443,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,191	-5% $1,065	+0% $940	+5% $815	+10% $689
Rent	-10% $545	-5% $742	+0% $940	+5% $1,137	+10% $1,335
Rate	-1.0pp $1,163	-0.5pp $1,053	base $940	+0.5pp $825	+1.0pp $708

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: $110,750
• Closing costs: $13,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3382 Bar O Dr Borrego Springs, CA	3.0	2.0	1720	$5,000	$2.91	2d	1	1.00mi

Listing history 22 events

1. 2026-06-01
   days on market $443,000 Active 31 DOM
2. 2026-05-31
   days on market $443,000 Active 30 DOM
3. 2026-05-31
   days on market $443,000 Active 29 DOM
4. 2026-05-01
   listed $443,000 Active 585-char remark
5. 2026-04-10
   historical
6. 2025-10-30
   listed $449,000 Active
7. 2023-03-23
   soldstatus $400,000 Sold

   Show marketing remark (498 chars)

   This quality newer home has been immaculately maintained and has beautiful views of the mountains and badlands. This home features high ceilings with tile floors throughout and an open kitchen with granite tile countertops and stainless steel appliances. Outside is a large stamped concrete covered patio and fire pit area, tile roof, and lots of mature landscaping with drip irrigation. Plenty of opportunities for bird watching, stargazing, and watching the beautiful desert sunrises and sunsets!

8. 2023-03-23
   soldstatus $400,000

   Show marketing remark (498 chars)

   This quality newer home has been immaculately maintained and has beautiful views of the mountains and badlands. This home features high ceilings with tile floors throughout and an open kitchen with granite tile countertops and stainless steel appliances. Outside is a large stamped concrete covered patio and fire pit area, tile roof, and lots of mature landscaping with drip irrigation. Plenty of opportunities for bird watching, stargazing, and watching the beautiful desert sunrises and sunsets!

9. 2023-02-21
   status Pending

   Show marketing remark (498 chars)

   This quality newer home has been immaculately maintained and has beautiful views of the mountains and badlands. This home features high ceilings with tile floors throughout and an open kitchen with granite tile countertops and stainless steel appliances. Outside is a large stamped concrete covered patio and fire pit area, tile roof, and lots of mature landscaping with drip irrigation. Plenty of opportunities for bird watching, stargazing, and watching the beautiful desert sunrises and sunsets!

10. 2023-01-08
    listed $399,500 Active

    Show marketing remark (498 chars)

    This quality newer home has been immaculately maintained and has beautiful views of the mountains and badlands. This home features high ceilings with tile floors throughout and an open kitchen with granite tile countertops and stainless steel appliances. Outside is a large stamped concrete covered patio and fire pit area, tile roof, and lots of mature landscaping with drip irrigation. Plenty of opportunities for bird watching, stargazing, and watching the beautiful desert sunrises and sunsets!

11. 2019-03-20
    soldstatus $265,000 Sold
12. 2019-03-20
    soldstatus $265,000
13. 2019-02-19
    status Pending
14. 2019-02-14
    listed $275,000 Active
15. 2007-05-24
    soldstatus $320,000
16. 2007-05-24
    soldstatus $320,000
17. 2007-05-12
    listed $345,000
18. 2007-02-05
    historical
19. 2007-02-05
    historical
20. 2006-11-05
    listed $369,000
21. 2006-11-05
    listed $369,000
22. 2006-01-12
    soldstatus $43,000

ⓘ 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: $4,561 · $380/mo
• Projected year-2 tax: $4,561 · $380/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 10 d/yr ≥111°F today · 31 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: $60,000
• − Mortgage interest: −$24,815
• − Property taxes: −$4,561
• − Insurance: −$3,682
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$12,887
• Taxable income: $4,455
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $10,210/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

+930.2% since first listed

20 events — show timeline

• 2026-06-01 Listing Removed — SDMLS
• 2026-05-01 Listed $443,000 SDMLS
• 2026-04-10 Listing Removed — SDMLS
• 2025-10-30 Listed $449,000 SDMLS
• 2023-03-23 Sold (Public Records) $400,000 Public Records
• 2023-03-23 Sold (MLS) $400,000 SDMLS
• 2023-02-21 Pending — SDMLS
• 2023-01-08 Listed $399,500 SDMLS
• 2019-03-20 Sold (Public Records) $265,000 Public Records
• 2019-03-20 Sold (MLS) $265,000 SDMLS
• 2019-02-19 Pending — SDMLS
• 2019-02-14 Listed $275,000 SDMLS
• 2007-05-24 Sold (Public Records) $320,000 Public Records
• 2007-05-24 Sold (MLS) $320,000 CRMLS
• 2007-05-12 Listed $345,000 CRMLS
• 2007-02-05 Listing Removed — SDMLS
• 2007-02-05 Listing Removed — CRMLS
• 2006-11-05 Listed $369,000 SDMLS
• 2006-11-05 Listed $369,000 CRMLS
• 2006-01-12 Sold (Public Records) $43,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,561 · +2.1% YoY. Source: county tax records.