1589 Drew Rd #385 · Seeley, CA 92243

$68,800

1 bd · 1.0 ba · 665 sqft · Manufactured · 65 Days on market

Built 2007 Good condition 700 sqft lot ↓ 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 +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable senior community 55+ in Rio Bend RV Resort, this well-maintained park model home features 1 bedroom, 1 bathroom, and a bonus room suitable for an office, guest space, or utility use. The home is offered fully furnished, including appliances, and is move-in ready. Additional features include a private balcony or deck. Private community gated, Community amenities: include a pool, spa, restaurant, bar, and golf course, all included in the monthly park fees. Please call NOW to schedule your showing before it's gone!

Key facts

• Private balcony
• Community amenities
• Move in ready

Tags

• PRIVATE BALCONY
• COMMUNITY AMENITIES
• MOVE IN READY

Property features AI

Finance

• HOA & community: Community has tennis courts and golf

Exterior

• Parking: 2 parking spaces total; 1 covered carport space
• Security: Gated community
• Utilities: Private water; Public sewer
• Home design: Residential mobile home; Single-story
• Exterior features: Tennis court(s); Deck; Porch; Shed(s)

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Electric water heater
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Seeley Elementary (math 11% / reading 20%, grade F, #1,398 of 1,571 statewide, top 89%, 346 students, 95% FRL).
• 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 $476 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

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 $64,671 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.83% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.5

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $22,033
• Equity at exit: $10,258

10-year hold

• IRR: 35.0%
• Equity multiple: 4.22×
• Total profit: $61,965
• Equity at exit: $5,949

Cash invested: $19,264 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,032/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $521

Break-even live

Break-even rent $602

Max offer price $68,800

Occupancy floor 54%

Sensitivity live

Price	-10% $568	-5% $544	+0% $521	+5% $497	+10% $473
Rent	-10% $421	-5% $471	+0% $521	+5% $570	+10% $620
Rate	-1.0pp $555	-0.5pp $538	base $521	+0.5pp $503	+1.0pp $485

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: $17,200
• Closing costs: $2,064
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $68,800 Active 65 DOM
2. 2026-06-18
   days on market $68,800 Active 64 DOM
3. 2026-06-17
   days on market $68,800 Active 63 DOM
4. 2026-06-16
   days on market $68,800 Active 62 DOM
5. 2026-06-15
   days on market $68,800 Active 61 DOM
6. 2026-06-14
   days on market $68,800 Active 59 DOM
7. 2026-06-13
   days on market $68,800 Active 58 DOM
8. 2026-06-10
   days on market $68,800 Active 56 DOM
9. 2026-06-09
   days on market $68,800 Active 55 DOM
10. 2026-06-08
    days on market $68,800 Active 54 DOM
11. 2026-06-07
    days on market $68,800 Active 53 DOM
12. 2026-06-05
    days on market $68,800 Active 50 DOM
13. 2026-06-03
    days on market $68,800 Active 49 DOM
14. 2026-06-02
    days on market $68,800 Active 48 DOM
15. 2026-06-01
    days on market $68,800 Active 47 DOM
16. 2026-05-31
    days on market $68,800 Active 46 DOM
17. 2026-05-30
    days on market $68,800 Active 45 DOM
18. 2026-05-22
    price $68,800
19. 2026-04-14
    listed $72,000 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 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: $15,131
• − Mortgage interest: −$3,854
• − Property taxes: −$1,032
• − Insurance: −$344
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,001
• Taxable income: $5,479
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $4,933/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained park model home is move-in ready and offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — simple update to modernize
• Minor bathroom vanity — update to modern style

Value-add opportunities

• Resale update kitchen backsplash — modernizes the space
• Resale update bathroom vanity — modernizes the space
• Both paint exterior — enhances curb appeal
• Both replace window seals — improves energy efficiency and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · simple update to modernize	Minor	$500–3,000
bathroom vanity · update to modern style	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen backsplash — modernizes the space ↑
• Resale update bathroom vanity — modernizes the space ↑
• Both paint exterior — enhances curb appeal ↑
• Both replace window seals — improves energy efficiency and appearance ↑

ⓘ 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: 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

• 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

-4.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $68,800 ICAOR
• 2026-04-14 Listed $72,000 ICAOR