1601 Drew Rd #16 · Seeley, CA 92243

$150,000

4 bd · 2.0 ba · 1,296 sqft · Manufactured · 162 Days on market

Built 1997 ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Looking to live the resort like life? Look no further! This beautiful home is located in one of the nations most awarded resorts. With amenities like a heated pool and spa, best looking golf course in the valley, gyms, pickle-ball courts, a restaurant, and even a bar! The home offers 4 large bedrooms and 2 baths and almost 1300 sqft. The home was recently updated with high end luxury vinyl plank and painted. The primary bedroom has tons of closet space and a HUGE bathroom with a jacuzzi tub and also a shower. Living at Storms Crossing is truly like living in a resort. Homes at this price don't last so Don't miss your chance to call this Home!

Key facts

• Spa
• Luxury vinyl plank
• Heated pool

Tags

• HEATED POOL
• SPA
• GOLF COURSE
• LUXURY VINYL PLANK
• JACUZZI TUB

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community tennis court(s)

Exterior

• Parking: 4 total parking spaces; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Mobile home; Residential property
• Exterior features: Tennis court(s); Deck

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Dryer; Washer; Gas water heater; Vinyl flooring; Ceiling fan(s); Central heating
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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).
• At $2,215/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 1683% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($132k) 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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: 1.48% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.6

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $27,068
• Equity at exit: $22,365

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $89,655
• Equity at exit: $12,969

Cash invested: $42,000 (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 92243

• Home prices YoY: -30.1%
• Active inventory: 121
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$93 /mo · $1,122/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $807

Break-even live

Break-even rent $1,193

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $892	-5% $849	+0% $807	+5% $765	+10% $722
Rent	-10% $632	-5% $720	+0% $807	+5% $894	+10% $982
Rate	-1.0pp $883	-0.5pp $845	base $807	+0.5pp $768	+1.0pp $729

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 162 DOM
2. 2026-06-18
   days on market $150,000 Active 161 DOM
3. 2026-06-17
   days on market $150,000 Active 160 DOM
4. 2026-06-16
   days on market $150,000 Active 159 DOM
5. 2026-06-15
   days on market $150,000 Active 158 DOM
6. 2026-06-14
   days on market $150,000 Active 156 DOM
7. 2026-06-13
   days on market $150,000 Active 155 DOM
8. 2026-06-10
   days on market $150,000 Active 153 DOM
9. 2026-06-09
   days on market $150,000 Active 152 DOM
10. 2026-06-09
    days on market $150,000 Active 151 DOM
11. 2026-06-07
    days on market $150,000 Active 150 DOM
12. 2026-06-05
    days on market $150,000 Active 147 DOM
13. 2026-06-03
    days on market $150,000 Active 146 DOM
14. 2026-06-02
    days on market $150,000 Active 145 DOM
15. 2026-06-01
    days on market $150,000 Active 144 DOM
16. 2026-05-31
    days on market $150,000 Active 143 DOM
17. 2026-05-30
    days on market $150,000 Active 142 DOM
18. 2026-03-16
    price $150,000
19. 2026-01-07
    listed $155,000 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: $1,122 · $93/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$18/yr (+$2/mo · 1.6%)

ⓘ 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 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: $26,576
• − Mortgage interest: −$8,402
• − Property taxes: −$1,122
• − Insurance: −$750
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$4,364
• Taxable income: $7,686
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $7,839/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

• 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

-3.2% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $150,000 ICAOR
• 2026-01-07 Listed $155,000 ICAOR

Property tax history

+13.0%/yr

Latest (2025): $1,122 · +243.9% YoY. Source: county tax records.