1716 Sunbeam Lake Dr #147 · Seeley, CA 92243

$65,500

1 bd · 1.0 ba · 416 sqft · Manufactured · 180 Days on market

Built 2007 Est $70k · 6% under

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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
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1716 Sunbeam Lake Dr #147 A cozy 1 bedroom and 1 bath home featuring updated flooring throughout and fully furnished. This site is located on a lake site an near the office. It's move-in ready and located within a beautiful well maintained park, that offers a pool, spa, sports courts, rec room, lake, boat deck, laundry sites, and so much more. This gated community gives peace of mind to its residents. Enjoy morning walks, runs or fishing around the lake. Perfect for easy living, a weekend retreat, or a low maintenance lifestyle. Call your favorite realtor to schedule a private tour. Space rent is paid annually not monthly. The annual rent is $3133.75 for 2026

Key facts

• Gated community
• Spa
• Updated flooring

Tags

• UPDATED FLOORING
• FULLY FURNISHED
• GATED COMMUNITY
• POOL
• SPA
• SPORTS COURTS

Property features AI

Finance

• HOA & community: Gated community; Community pool

Exterior

• Parking: 2 parking spaces
• Security: Gated community access
• Home design: Single-story; Residential mobile home
• Exterior features: Gated community; Community pool; Gravel parking area; Directions: Take I-8 West and exit Drew Road. Take right onto Drew Road and then make right into Sunbeam Lake Park. Proceed down road and once you get to the gate you will need access code

Interior

• Kitchen: Microwave; Electric oven
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Microwave; Electric oven

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% 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: schools F, amenities F, commute 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.
• 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 $453 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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. 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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 Sunbeam Lake Dr #246	0.16mi	1/1.0	420 (+1%)	2mo	$65,000	$155	90
1716 Sunbeam Lake Dr #430	0.16mi	1/1.0	400 (-4%)	5mo	$67,000	$168	82
1716 Sunbeam Lake Dr #737	0.16mi	1/1.0	400 (-4%)	10mo	$68,000	$170	78

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $19,372
• Equity at exit: $9,766

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $55,528
• Equity at exit: $5,663

Cash invested: $18,340 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$343
• Tax est. 1.5%: −$82 /mo · $982/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $471

Break-even live

Break-even rent $573

Max offer price $65,500

Occupancy floor 55%

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   days on market $65,500 Active 180 DOM
2. 2026-06-09
   days on market $65,500 Active 179 DOM
3. 2026-06-08
   days on market $65,500 Active 178 DOM
4. 2026-06-07
   days on market $65,500 Active 177 DOM
5. 2026-06-05
   days on market $65,500 Active 174 DOM
6. 2026-06-03
   days on market $65,500 Active 173 DOM
7. 2026-06-02
   days on market $65,500 Active 172 DOM
8. 2026-06-01
   days on market $65,500 Active 171 DOM
9. 2026-05-31
   days on market $65,500 Active 170 DOM
10. 2026-05-30
    days on market $65,500 Active 169 DOM
11. 2026-02-25
    price $65,500
12. 2025-12-11
    listed $72,000 Active
13. 2022-01-28
    listed $45,000

ⓘ 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 ≥113°F today · 20 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: $14,023
• − Mortgage interest: −$3,669
• − Property taxes: −$982
• − Insurance: −$328
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,905
• Taxable income: $4,895
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,472/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: 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

• Census place: Seeley, CA
• 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

+45.6% since first listed

3 events — show timeline

• 2026-02-25 Price Changed $65,500 ICAOR
• 2025-12-11 Listed $72,000 ICAOR
• 2022-01-28 Listed $45,000 ICAOR