3170 E Club Cir #24 · Borrego Springs, CA 92004

$142,000

2 bd · 1.0 ba · 864 sqft · Condo public records · 17 Days on market

Built 1965 $550/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ground level condo situated in magnificent Anza Borrego State Park in Borrego Springs, Ca. Perfect get away from the hustle bustle of the City. Borrego Springs will certainly provide the solitude you or your clients are looking for. Its a hikers paradise, with Coyote Canyon and Fontes Point just a few miles away. For the small town feel, visit the small boutiques and shops as you enter Borrego on Palm Canyon Dr. The unit is one of the complex's only 2 bedroom, and sits on the end of building with only one common wall. Parking for guests is a plus as the unit sits just steps from Club Circle East. Unit comes with a covered carport. For those morning sunrises, the unit is just steps Uto the open desert landscape. This is sure to go quick. Agents, Matterport Link is under Virtual Tour

Key facts

• $550 HOA
• Parking
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Financial info: Assessments: Unknown
• HOA & community: Part of Club Circle East HOA; HOA fee $550 monthly; Community includes 62 units

Exterior

• Parking: Carport (1 covered space)
• Utilities: Association-provided water and trash
• Home design: Condominium with one story; Attached property with one common wall; Front entry; Located in the Club Circle subdivision; Zoned R-1
• Construction: Year built (per assessor); Assessor-provided living area and lot data
• Exterior features: Concrete patio; Community pool; Curbs

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Individual water heater unit
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home with front entry; Family room; Main level has 2 bedrooms and 1 bathroom; Has central cooling; Has a view
• Laundry & utility: Community laundry (no in-unit laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.0% in Borrego Springs — 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 58/100 on livability (#712 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Borrego Springs Unified (rural): math 20% / reading 35% proficiency, ranked #1,120 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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

• Watch-outs: flood insurance adds $122/mo; HOA is 25% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,870 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 5.4

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-13,710
• Equity at exit: $21,173

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,174
• Equity at exit: $12,278

Cash invested: $39,760 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 174
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$59
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $140

Break-even live

Break-even rent $2,018

Max offer price $142,000

Occupancy floor 89%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-19
   days on market $142,000 Active 17 DOM
2. 2026-06-18
   days on market $142,000 Active 16 DOM
3. 2026-06-17
   days on market $142,000 Active 15 DOM
4. 2026-06-16
   days on market $142,000 Active 14 DOM
5. 2026-06-15
   days on market $142,000 Active 13 DOM
6. 2026-06-14
   days on market $142,000 Active 11 DOM
7. 2026-06-12
   days on market $142,000 Active 10 DOM
8. 2026-06-09
   days on market $142,000 Active 7 DOM
9. 2026-06-08
   days on market $142,000 Active 6 DOM
10. 2026-06-07
    days on market $142,000 Active 5 DOM
11. 2026-06-07
    days on market $142,000 Active 4 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $142,000 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,337
• − Mortgage interest: −$7,954
• − Property taxes: −$1,418
• − Insurance: −$2,178
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$6,600
• − Depreciation: −$4,131
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,713/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: Borrego Springs Unified
• NCES district ID: 0605700
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,330
• Composite: 26.31/100
• National rank: #12684
• State rank: #1120 of 1400 in CA

Livability — Borrego Springs

• Score: 58/100
• State rank: #712
• US rank: #21334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borrego Springs, CA
• Population (ZIP): 3,030

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 33% Two or more races 24%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 10% Slovak 5% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.39%
• Current HPI: 222.8196
• 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

+158.2% since first listed

8 events — show timeline

• 2026-06-02 Listed $142,000 CRMLS
• 2024-10-29 Sold (Public Records) $127,000 Public Records
• 2024-10-29 Sold (MLS) $127,000 SDMLS
• 2024-09-14 Pending — SDMLS
• 2024-07-17 Price Changed $124,900 SDMLS
• 2024-04-29 Listed $129,900 SDMLS
• 1991-05-30 Sold (Public Records) $55,000 Public Records
• 1987-09-30 Sold (Public Records) $55,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,418 · +19.0% YoY. Source: county tax records.