335 W Legion Rd #38 · Brawley, CA 92227

$75,000

2 bd · 1.0 ba · 780 sqft · Other · 87 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Beautiful two bedroom, one bathroom mobile home built in 2018 and in very good condition. Located in one of the best areas of Brawley, just steps from Pioneers Memorial Hospital. Great location and move in ready. 645 space rent monthly

Key facts

• 2 parking spots
• Built 2018
• Listed 87 days

Property features AI

Finance

• Other: Listed by Imperial County Association of Realtors

Exterior

• Parking: 2 total parking spaces; 2 covered carport spaces; No garage
• Home design: Single-story mobile home; Residential property
• Exterior features: Use GPS for directions

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Tile flooring; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/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.
• Cap rate 14.3% 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; 1 comparable units currently listed for rent nearby; 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 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→19/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 87 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. 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: 1.63% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• 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: 23.0%
• Equity multiple: 1.94×
• Total profit: $19,818
• Equity at exit: $11,183

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $58,387
• 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: 5.1×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $502

Break-even live

Break-even rent $590

Max offer price $75,000

Occupancy floor 54%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Cattle Call Dr Brawley, CA	2.0	1.0	850	$1,495	$1.76	44d	1	1.39mi

Listing history 10 events

1. 2026-06-09
   status $75,000 Pending 87 DOM
2. 2026-06-08
   days on market $75,000 Active 87 DOM
3. 2026-06-07
   days on market $75,000 Active 86 DOM
4. 2026-06-05
   days on market $75,000 Active 83 DOM
5. 2026-06-03
   days on market $75,000 Active 82 DOM
6. 2026-06-02
   days on market $75,000 Active 81 DOM
7. 2026-06-01
   days on market $75,000 Active 80 DOM
8. 2026-05-31
   days on market $75,000 Active 79 DOM
9. 2026-05-30
   days on market $75,000 Active 78 DOM
10. 2026-03-13
    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.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $497 · $41/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$73/yr (+$6/mo · 14.6%)

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

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: $14,707
• − Mortgage interest: −$4,201
• − Property taxes: −$497
• − Insurance: −$375
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,182
• Taxable income: $5,098
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $4,803/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

1 event — show timeline

• 2026-03-13 Listed $75,000 ICAOR

Property tax history

-0.4%/yr

Latest (2025): $497 · +3.8% YoY. Source: county tax records.