335 W Legion Rd #35 · Brawley, CA 92227

$75,000

1 bd · 1.0 ba · 648 sqft · Manufactured · 156 Days on market

Built 2018

---

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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's an opportunity to own a 2018 manufactured home located in the Tangerine Gardens Mobile Home Park in Brawley, CA. This 1 bedroom, 1 bathroom home offers 648 Sqft. of living space with a functional layout and modern interior. This home features an open living area, a kitchen with ample cabinet storage, and attractive flooring. The bedroom and bathroom are comfortably sized with a practical layout. This home is near Pioneers Memorial Hospital, Walmart Supercenter, Del Taco and Starbucks. Call today to make this home yours.

Key facts

• Open living area
• Attractive flooring
• Parking

Tags

• OPEN LIVING AREA
• ATTRACTIVE FLOORING

Property features AI

Exterior

• Parking: 1 parking space
• Home design: Residential mobile home; Single-story
• Exterior features: Community pool; Follow GPS for directions

Interior

• Kitchen: Gas oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas oven; Central heating and central air

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.8% in Brawley — 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 56/100 on livability (#815 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: schools C-, cost of living D+, amenities F.
• Brawley Union High (town): math 24% / reading 48% proficiency, ranked #276 of 517 in CA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 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 $519 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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. 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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $4,349
• Equity at exit: $11,183

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $25,077
• Equity at exit: $6,485

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 92227

• Home prices YoY: -17.3%
• Active inventory: 101
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $259

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $311	-5% $285	+0% $259	+5% $233	+10% $207
Rent	-10% $181	-5% $220	+0% $259	+5% $298	+10% $337
Rate	-1.0pp $297	-0.5pp $278	base $259	+0.5pp $239	+1.0pp $220

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 17 events

1. 2026-06-17
   days on market $75,000 Active 156 DOM
2. 2026-06-16
   days on market $75,000 Active 155 DOM
3. 2026-06-15
   days on market $75,000 Active 154 DOM
4. 2026-06-14
   days on market $75,000 Active 152 DOM
5. 2026-06-13
   days on market $75,000 Active 151 DOM
6. 2026-06-10
   days on market $75,000 Active 149 DOM
7. 2026-06-09
   days on market $75,000 Active 148 DOM
8. 2026-06-08
   days on market $75,000 Active 147 DOM
9. 2026-06-07
   days on market $75,000 Active 146 DOM
10. 2026-06-05
    days on market $75,000 Active 143 DOM
11. 2026-06-03
    days on market $75,000 Active 142 DOM
12. 2026-06-02
    days on market $75,000 Active 141 DOM
13. 2026-06-01
    days on market $75,000 Active 140 DOM
14. 2026-05-31
    days on market $75,000 Active 139 DOM
15. 2026-05-30
    days on market $75,000 Active 138 DOM
16. 2026-03-18
    status Active
17. 2025-12-30
    listed $75,000 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 ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,805
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,182
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,618/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: Brawley Union High
• NCES district ID: 0605820
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $40,012
• Composite: 30.13/100
• National rank: #6331
• State rank: #276 of 517 in CA

Livability — Brawley

• Score: 56/100
• State rank: #815
• US rank: #22973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brawley, CA
• County: Imperial County · 104,838 people
• City population: 28,315
• Metro: El Centro, CA
• Population (ZIP): 28,315
• Household income: $59,362
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1118.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 25% White 13% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 82%
• Foreign-born: 28% · Canada, China
• Languages at home: 34% English-only · Spanish 65%

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: ▼ -64.80%
• Current HPI: 309.2652
• 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

2 events — show timeline

• 2026-03-18 Relisted — ICAOR
• 2025-12-30 Listed $75,000 ICAOR