1630 Adams Ave #80 · El Centro, CA 92243

$149,500

2 bd · 2.0 ba · 860 sqft · Manufactured · 3 Days on market

Built 1987 3,000 sqft lot Est $109k · 37% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 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

Welcome to your new home in the desirable 55+ Gated Community of Polynesian Village in El Centro. This beautifully renovated property boasts two bedrooms, two bathrooms, and a complete makeover featuring new flooring, bathrooms, vanity, and light fixtures. Enjoy the peaceful and carefree lifestyle of retirement in this community, complete with a sparkling pool and spacious Community center for social gatherings and activities. Don't miss out on the opportunity to make this your perfect retreat for retirement. Schedule a showing today and start living your best life in this charming home!

Key facts

• 55 gated community
• 3,000 sq ft lot
• 2 parking spots

Tags

• 55 GATED COMMUNITY
• SPACIOUS COMMUNITY CENTER

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Residential mobile home
• Exterior features: Porch

Interior

• Kitchen: Microwave; Gas oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Microwave; Gas oven; Gas water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $133k (11.0% below list).
• Recommended offer: $133k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.1% 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: 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.
• Zoned schools: Martin Luther King Jr. Elementary (433 students, 84% FRL); Kennedy Middle (459 students, 88% FRL); Southwest High (math 25% / reading 63%, grade F, #458 of 1,170 statewide, top 39%, 1,889 students, 75% FRL).
• Market conditions: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 271 units permitted in Imperial County in 2024 (112 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.
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,068 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $109,220
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 Adams Ave #69	0.00mi	2/2.0	840 (-2%)	0mo	$123,000	$146	96
1630 Adams Ave #2	0.00mi	2/2.0	840 (-2%)	7mo	$107,000	$127	91
1630 Euclid Ave #51	0.13mi	2/2.0	840 (-2%)	8mo	$149,900	$178	84
1710 W Euclid Ave #8	0.15mi	2/2.0	840 (-2%)	7mo	$95,000	$113	83
1855 Lincoln Ave #231	0.73mi	2/1.0	784 (-9%)	13mo	$66,000	$84	37

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,957
• Equity at exit: $22,291

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $878
• Equity at exit: $12,926

Cash invested: $41,860 (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: 122
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $162

Break-even live

Break-even rent $1,125

Max offer price $149,500

Occupancy floor 83%

Sensitivity live

Price	-10% $247	-5% $205	+0% $162	+5% $120	+10% $78
Rent	-10% $57	-5% $110	+0% $162	+5% $215	+10% $267
Rate	-1.0pp $238	-0.5pp $200	base $162	+0.5pp $124	+1.0pp $84

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 W Euclid Ave El Centro, CA	1.0	1.0	600	$1,100	$1.83	45d	1	0.16mi
1465 Hamilton Ave El Centro, CA	2.0	1.0	800	$1,425	$1.78	45d	1	0.83mi
490 W Commercial Ave Unit 0 El Centro, CA	2.0	1.0	750	$1,595	$2.13	45d	1	1.09mi

Listing history 3 events

1. 2026-06-21
   days on market $149,500 Active 3 DOM
2. 2026-06-19
   remarks 594-char remark
3. 2026-06-19
   listed $149,500 Active 1 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$624/yr (+$52/mo · 122.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 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: $15,968
• − Mortgage interest: −$8,374
• − Property taxes: −$512
• − Insurance: −$748
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,349
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,084/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

1 event — show timeline

• 2026-06-18 Listed $149,500 ICAOR

Property tax history

+8.9%/yr

Latest (2025): $512 · +162.1% YoY. Source: county tax records.