1716 W Sunbeam Lake Dr #401 · Seeley, CA 92243

$67,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 206 Days on market

Built 2013 Est $67k · at est. ↓ 4% 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 +7.3/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This cute and clean Turnkey Park Model comes fully furnished. Just bring your clothes and toothbrush. The home has a large enclosed deck perfect to BBQ or host parties. There is a nice secure storage shed. Home includes stack washer/dryer and microwave.

Key facts

• Secure storage shed
• Stack washer dryer
• Large enclosed deck

Tags

• TURNKEY PARK MODEL
• LARGE ENCLOSED DECK
• SECURE STORAGE SHED
• STACK WASHER DRYER
• MICROWAVE

Property features AI

Finance

• Other: Enter Sunbeam Lake Drive and go through the gate; home is on the right across from the community complex (cross street Linda Vista)
• HOA & community: Community pool

Exterior

• Parking: No garage; 1 parking space
• Utilities: Private water
• Home design: Single-story mobile home; Residential property
• Exterior features: Deck; Community pool

Interior

• Kitchen: Microwave; Electric oven
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Microwave; Electric oven; Electric water heater
• Laundry & utility: Washer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,180 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, crime B; Watch: schools F, amenities F, commute F.
• Seeley Union Elementary (rural): math 11% / reading 20% proficiency, ranked #489 of 517 in CA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 121 active listings in the ZIP; 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 $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($59k) 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 $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.09%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 Sunbeam Lake Dr #430	0.01mi	1/1.0	400 (0%)	5mo	$67,000	$168	96
1716 Sunbeam Lake Dr #737	0.00mi	1/1.0	400 (0%)	10mo	$68,000	$170	92
1716 Sunbeam Lake Dr #246	0.00mi	1/1.0	420 (+5%)	2mo	$65,000	$155	90

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $17,253
• Equity at exit: $10,064

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $51,373
• Equity at exit: $5,836

Cash invested: $18,900 (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: 121
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $442

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 57%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $67,500 Active 206 DOM
2. 2026-06-18
   days on market $67,500 Active 205 DOM
3. 2026-06-17
   days on market $67,500 Active 204 DOM
4. 2026-06-16
   days on market $67,500 Active 203 DOM
5. 2026-06-15
   days on market $67,500 Active 202 DOM
6. 2026-06-14
   days on market $67,500 Active 200 DOM
7. 2026-06-13
   days on market $67,500 Active 199 DOM
8. 2026-06-10
   days on market $67,500 Active 197 DOM
9. 2026-06-09
   days on market $67,500 Active 196 DOM
10. 2026-06-08
    days on market $67,500 Active 195 DOM
11. 2026-06-07
    days on market $67,500 Active 194 DOM
12. 2026-06-05
    days on market $67,500 Active 191 DOM
13. 2026-06-03
    days on market $67,500 Active 190 DOM
14. 2026-06-02
    days on market $67,500 Active 189 DOM
15. 2026-06-01
    days on market $67,500 Active 188 DOM
16. 2026-05-31
    days on market $67,500 Active 187 DOM
17. 2026-05-30
    days on market $67,500 Active 186 DOM
18. 2026-04-03
    price $67,500
19. 2025-11-26
    listed $70,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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: $13,805
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,964
• Taxable income: $4,502
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,228/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: Seeley Union Elementary
• NCES district ID: 0636210
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $40,082
• Composite: 13.2/100
• National rank: #9553
• State rank: #489 of 517 in CA

Livability — Seeley

• Score: 49/100
• State rank: #1180
• US rank: #25954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seeley, CA
• County: Imperial County · 104,838 people
• 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

-3.6% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $67,500 ICAOR
• 2025-11-26 Listed $70,000 ICAOR