1410 Sewanee Dr · Borrego Springs, CA 92004

$320,000

2 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 251 Days on market

Built 1981 0.52 ac lot $211/sqft · 10% below area Est $354k · 10% under

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +11.8/15.0
• DSCR +4.3/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• 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

Nestled on a spacious half acre corner lot with mountain views, this inviting home blends classic charm and modern efficiency. The interior has been freshly painted and recent upgrades include a new roof and HVAC system. A leased solar keeps energy costs low. With its generous lot size, this property offers plenty of room for outdoor living, gardening, or future expansion. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community.

Key facts

• Future expansion
• Half acre corner lot
• Leased solar

Tags

• HALF ACRE CORNER LOT
• NEW ROOF
• HVAC SYSTEM
• LEASED SOLAR
• OUTDOOR LIVING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $251k (21.5% below list).
• Recommended offer: $251k (21.5% below list) — sets the bar for 1% rule.

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 $2k of loan paydown is wiped out by about $10k 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 251 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $320k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,189 (21.5% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 22% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (median comp): $353,938
• List price: $320,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3865 Anzio Dr	0.09mi	3/2.0 (+1)	1,378 (-9%)	21mo	$369,000	$268	58

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-49,196
• Equity at exit: $47,713

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-39,774
• Equity at exit: $27,668

Cash invested: $89,600 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 172
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $44

Break-even live

Break-even rent $2,457

Max offer price $320,000

Occupancy floor 93%

Sensitivity live

Price	-10% $225	-5% $134	+0% $44	+5% $-47	+10% $-137
Rent	-10% $-155	-5% $-55	+0% $44	+5% $143	+10% $242
Rate	-1.0pp $205	-0.5pp $125	base $44	+0.5pp $-39	+1.0pp $-124

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $320,000 Active 251 DOM
2. 2026-06-19
   days on market $320,000 Active 249 DOM
3. 2026-06-18
   days on market $320,000 Active 248 DOM
4. 2026-06-17
   days on market $320,000 Active 247 DOM
5. 2026-06-16
   days on market $320,000 Active 246 DOM
6. 2026-06-15
   days on market $320,000 Active 245 DOM
7. 2026-06-14
   days on market $320,000 Active 243 DOM
8. 2026-06-12
   days on market $320,000 Active 242 DOM
9. 2026-06-09
   days on market $320,000 Active 239 DOM
10. 2026-06-08
    days on market $320,000 Active 238 DOM
11. 2026-06-07
    days on market $320,000 Active 237 DOM
12. 2026-06-07
    days on market $320,000 Active 236 DOM
13. 2026-06-04
    days on market $320,000 Active 233 DOM
14. 2026-06-02
    days on market $320,000 Active 232 DOM
15. 2026-06-01
    days on market $320,000 Active 231 DOM
16. 2026-05-31
    days on market $320,000 Active 230 DOM
17. 2026-05-31
    days on market $320,000 Active 229 DOM
18. 2026-04-23
    price $320,000 556-char remark

    Show marketing remark (556 chars)

    Nestled on a spacious half acre corner lot with mountain views, this inviting home blends classic charm and modern efficiency. The interior has been freshly painted and recent upgrades include a new roof and HVAC system. A leased solar keeps energy costs low. With its generous lot size, this property offers plenty of room for outdoor living, gardening, or future expansion. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community.

19. 2026-02-22
    price $340,000 556-char remark

    Show marketing remark (556 chars)

    Nestled on a spacious half acre corner lot with mountain views, this inviting home blends classic charm and modern efficiency. The interior has been freshly painted and recent upgrades include a new roof and HVAC system. A leased solar keeps energy costs low. With its generous lot size, this property offers plenty of room for outdoor living, gardening, or future expansion. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community.

20. 2025-10-13
    listed $355,000 Active 556-char remark

    Show marketing remark (556 chars)

    Nestled on a spacious half acre corner lot with mountain views, this inviting home blends classic charm and modern efficiency. The interior has been freshly painted and recent upgrades include a new roof and HVAC system. A leased solar keeps energy costs low. With its generous lot size, this property offers plenty of room for outdoor living, gardening, or future expansion. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community.

21. 1975-06-09
    soldstatus $61,500

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$882/yr (+$73/mo · 56.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 9 d/yr ≥111°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,143
• − Mortgage interest: −$17,925
• − Property taxes: −$1,550
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$9,309
• Taxable loss: −$5,065
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $1,740/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

+420.3% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $320,000 CRMLS
• 2026-02-22 Price Changed $340,000 CRMLS
• 2025-10-13 Listed $355,000 CRMLS
• 1975-06-09 Sold (Public Records) $61,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,550 · +2.1% YoY. Source: county tax records.