2401 Gold Rock Ranch Rd #02 · Winterhaven, CA 92283

$75,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 74 Days on market

Built 2001 Fair condition 1,890 sqft lot ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

A fantastic opportunity awaits in the heart of the desert! Located within a peaceful and desirable RV Resort Park, this fully furnished two-bedroom mobile home offers the perfect escape for those seeking tranquility and comfort away from the hustle and bustle of the city. Step inside to find spacious rooms, a functional layout, and all appliances included making this home truly move-in ready. Whether you're looking for a seasonal retreat, investment, or full-time residence, this property checks all the boxes. Enjoy the quiet lifestyle, beautiful surroundings, and resort-style atmosphere this community has to offer. Opportunities like this don't last schedule your private showing today before it's gone!

Key facts

• Move-in ready
• Fully furnished
• 1,890 sq ft lot

Tags

• FULLY FURNISHED
• MOVE-IN READY
• RESORT-STYLE ATMOSPHERE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#1,307 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools F, amenities F, commute F.
• San Pasqual Valley Unified (rural): math 3% / reading 16% proficiency, ranked #507 of 517 in CA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.62% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.32%
• DSCR: 2.13
• GRM: 5.1

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: 31.4%
• Equity multiple: 2.77×
• Total profit: $37,269
• Equity at exit: $33,723

10-year hold

• IRR: 31.7%
• Equity multiple: 5.44×
• Total profit: $93,168
• Equity at exit: $51,972

Cash invested: $21,000 (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 92283

• Active inventory: 19
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $443

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 74 DOM
2. 2026-06-18
   days on market $75,000 Active 73 DOM
3. 2026-06-17
   days on market $75,000 Active 72 DOM
4. 2026-06-16
   days on market $75,000 Active 71 DOM
5. 2026-06-15
   days on market $75,000 Active 70 DOM
6. 2026-06-14
   days on market $75,000 Active 68 DOM
7. 2026-06-13
   days on market $75,000 Active 67 DOM
8. 2026-06-10
   days on market $75,000 Active 65 DOM
9. 2026-06-09
   days on market $75,000 Active 64 DOM
10. 2026-06-08
    days on market $75,000 Active 63 DOM
11. 2026-06-07
    days on market $75,000 Active 62 DOM
12. 2026-06-05
    days on market $75,000 Active 59 DOM
13. 2026-06-03
    days on market $75,000 Active 58 DOM
14. 2026-06-02
    days on market $75,000 Active 57 DOM
15. 2026-06-01
    days on market $75,000 Active 56 DOM
16. 2026-05-31
    days on market $75,000 Active 55 DOM
17. 2026-05-30
    days on market $75,000 Active 54 DOM
18. 2026-04-20
    price $75,000 711-char remark

    Show marketing remark (711 chars)

    A fantastic opportunity awaits in the heart of the desert! Located within a peaceful and desirable RV Resort Park, this fully furnished two-bedroom mobile home offers the perfect escape for those seeking tranquility and comfort away from the hustle and bustle of the city. Step inside to find spacious rooms, a functional layout, and all appliances included making this home truly move-in ready. Whether you're looking for a seasonal retreat, investment, or full-time residence, this property checks all the boxes. Enjoy the quiet lifestyle, beautiful surroundings, and resort-style atmosphere this community has to offer. Opportunities like this don't last schedule your private showing today before it's gone!

19. 2026-04-06
    listed $89,900 Active 711-char remark

    Show marketing remark (711 chars)

    A fantastic opportunity awaits in the heart of the desert! Located within a peaceful and desirable RV Resort Park, this fully furnished two-bedroom mobile home offers the perfect escape for those seeking tranquility and comfort away from the hustle and bustle of the city. Step inside to find spacious rooms, a functional layout, and all appliances included making this home truly move-in ready. Whether you're looking for a seasonal retreat, investment, or full-time residence, this property checks all the boxes. Enjoy the quiet lifestyle, beautiful surroundings, and resort-style atmosphere this community has to offer. Opportunities like this don't last schedule your private showing today before it's gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 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: $14,602
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,182
• Taxable income: $4,383
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,264/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is move-in ready with cosmetic updates needed to enhance its curb appeal and resale value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Landscaping — Minimal landscaping and curb appeal.
• Minor Siding — Siding appears weathered.

Value-add opportunities

• Both Painting and updating the exterior — Improves curb appeal and resale value.
• Both Landscaping — Enhances curb appeal and rental value.
• Both HVAC maintenance — Improves comfort and energy efficiency, boosting both resale and rental values.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Landscaping · Minimal landscaping and curb appeal.	Minor	$500–3,000
Siding · Siding appears weathered.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating the exterior — Improves curb appeal and resale value. ↑
• Both Landscaping — Enhances curb appeal and rental value. ↑
• Both HVAC maintenance — Improves comfort and energy efficiency, boosting both resale and rental values. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: San Pasqual Valley Unified
• NCES district ID: 0635070
• Math proficiency: 3% ▼ -10.00%
• Reading proficiency: 16% ▼ -12.00%
• Median HH income: $28,443
• Composite: 7.1/100
• National rank: #9965
• State rank: #507 of 517 in CA

Livability — Winterhaven

• Score: 45/100
• State rank: #1307
• US rank: #26623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,795

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: Highly diverse neighborhood (Simpson 0.89)
• Race & ethnicity: Native American 56% White 27% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Danish 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · Spanish 3%

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: —
• Current HPI: —
• 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

-16.6% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $75,000 ICAOR
• 2026-04-06 Listed $89,900 ICAOR