347 Wheel Hub Pl · Borrego Springs, CA 92004

$297,000

3 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 1 Days on market

Built 1965 0.63 ac lot $199/sqft · 36% below area Est $461k · 36% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• 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

Tucked away on a quiet cul-de-sac, this two bedroom, two bath home includes a bonus room, sunroom, and an adjacent lot offering added space and privacy. Enjoy unobstructed views of Fonts Point, the desert, and surrounding mountains from this peaceful setting. While the home could use some TLC, it's a rare opportunity to customize a spacious property with incredible vistas in a serene location. Seller may carry. Situated in northeast San Diego County, with the nearby Anza-Borrego Desert State Park, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and designation as California's first designated International Dark Sky Community.

Key facts

• Serene location
• Sunroom
• Unobstructed views

Tags

• SUNROOM
• UNOBSTRUCTED VIEWS
• SURROUNDING MOUNTAINS
• SERENE LOCATION
• ANZA-BORREGO DESERT STATE PARK
• SMALL TOWN CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (6.6% below list).
• Recommended offer: $277k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $98k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $297k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 10→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,442 (6.6% 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. 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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $461,348
• List price: $297,000
• Delta: -28.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Trebuchet Dr	0.52mi	2/2.0 (-1)	1,410 (-5%)	14mo	$375,000	$266	50
1981 Hauberk Dr	0.59mi	3/2.0	1,368 (-8%)	13mo	$355,000	$260	48
2075 Trebuchet Dr	0.74mi	3/2.0	1,553 (+4%)	13mo	$377,000	$243	48

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-29,613
• Equity at exit: $44,284

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,089
• Equity at exit: $25,679

Cash invested: $83,160 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,774 medium
• Mortgage (P&I): −$1,558
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$124
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $292

Break-even live

Break-even rent $2,405

Max offer price $297,000

Occupancy floor 84%

Sensitivity live

Price	-10% $460	-5% $376	+0% $292	+5% $207	+10% $123
Rent	-10% $72	-5% $182	+0% $292	+5% $401	+10% $511
Rate	-1.0pp $441	-0.5pp $367	base $292	+0.5pp $215	+1.0pp $136

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   remarks 677-char remark
2. 2026-06-18
   pricedays on marketlisting id $297,000 Active 1 DOM
3. 2026-05-13
   price $330,000 666-char remark

   Show marketing remark (666 chars)

   Tucked away on a quiet cul-de-sac, this two bedroom, two bath home includes a bonus room, sunroom, and an adjacent lot offering added space and privacy. Enjoy unobstructed views of Fonts Point, the desert, and surrounding mountains from this peaceful setting. While the home could use some TLC, it's a rare opportunity to customize a spacious property with incredible vistas in a serene location. Seller may carry. Situated in northeast San Diego County, with the nearby Anza-Borrego Desert State Park, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and designation as California's first designated International Dark Sky Community.

4. 2025-11-26
   price $360,000 666-char remark

   Show marketing remark (666 chars)

   Tucked away on a quiet cul-de-sac, this two bedroom, two bath home includes a bonus room, sunroom, and an adjacent lot offering added space and privacy. Enjoy unobstructed views of Fonts Point, the desert, and surrounding mountains from this peaceful setting. While the home could use some TLC, it's a rare opportunity to customize a spacious property with incredible vistas in a serene location. Seller may carry. Situated in northeast San Diego County, with the nearby Anza-Borrego Desert State Park, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and designation as California's first designated International Dark Sky Community.

5. 2025-10-08
   price $375,000 666-char remark

   Show marketing remark (666 chars)

   Tucked away on a quiet cul-de-sac, this two bedroom, two bath home includes a bonus room, sunroom, and an adjacent lot offering added space and privacy. Enjoy unobstructed views of Fonts Point, the desert, and surrounding mountains from this peaceful setting. While the home could use some TLC, it's a rare opportunity to customize a spacious property with incredible vistas in a serene location. Seller may carry. Situated in northeast San Diego County, with the nearby Anza-Borrego Desert State Park, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and designation as California's first designated International Dark Sky Community.

6. 2025-07-01
   listed $395,000 Active 666-char remark

   Show marketing remark (666 chars)

   Tucked away on a quiet cul-de-sac, this two bedroom, two bath home includes a bonus room, sunroom, and an adjacent lot offering added space and privacy. Enjoy unobstructed views of Fonts Point, the desert, and surrounding mountains from this peaceful setting. While the home could use some TLC, it's a rare opportunity to customize a spacious property with incredible vistas in a serene location. Seller may carry. Situated in northeast San Diego County, with the nearby Anza-Borrego Desert State Park, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and designation as California's first designated International Dark Sky Community.

7. 2001-03-20
   soldstatus $65,000 125-char remark

   Show marketing remark (125 chars)

   AFFORABLE HOME WITH VIEWS AND A POOL. WILL REQUIRE WORK. BEING SOLD "AS-IS". THIS PROPERTY HAS TREMENDOUS POTENTIAL

8. 2001-02-14
   listed $69,900 125-char remark

   Show marketing remark (125 chars)

   AFFORABLE HOME WITH VIEWS AND A POOL. WILL REQUIRE WORK. BEING SOLD "AS-IS". THIS PROPERTY HAS TREMENDOUS POTENTIAL

9. 1996-08-20
   soldstatus $72,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $2,257 · $188/mo
• Expected delta: +$1,096/yr (+$91/mo · 94.4%)

ⓘ 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 10 d/yr ≥111°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,293
• − Mortgage interest: −$16,637
• − Property taxes: −$1,161
• − Insurance: −$2,952
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − Depreciation: −$8,640
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $3,840/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

+358.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $330,000 CRMLS
• 2025-11-26 Price Changed $360,000 CRMLS
• 2025-10-08 Price Changed $375,000 CRMLS
• 2025-07-01 Listed $395,000 CRMLS
• 2001-03-20 Sold (MLS) $65,000 CRMLS
• 2001-02-14 Listed $69,900 CRMLS
• 1996-08-20 Sold (Public Records) $72,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,161 · +2.1% YoY. Source: county tax records.