501 S P St · Imperial, CA 92251

$90,000

1 bd · 1.0 ba · 670 sqft · SingleFamily · 217 Days on market

Built 1920 7,202 sqft lot ↓ 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

General Industrial Zoned Property | Redevelopment Opportunity | Imperial, CA. Now available: A rare opportunity to acquire a General Industrial (I-2) zoned property in the City of Imperial. Situated on a generously sized lot with alley access, this site is ideal for contractors, developers, or investors looking for a value-add industrial project in a growing market. The existing structure is a fixer-upper and requires full rehabilitation, offering a clean slate for industrial redevelopment or adaptive reuse. Existing improvements include multiple rooms, a detached laundry area, a large covered carport/workshop, and partial utility infrastructure such as an electrical panel and water heater.

Key facts

• Alley access
• Fully fenced
• Mature shade trees

Tags

• REDEVELOPMENT OPPORTUNITY
• ALLEY ACCESS
• DETACHED LAUNDRY AREA
• COVERED CARPORT WORKSHOP
• FULLY FENCED
• MATURE SHADE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.9% in Imperial — 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 68/100 on livability (#286 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Imperial Unified (suburban): math 21% / reading 44% proficiency, ranked #281 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: T. L. Waggoner Elementary (math 20% / reading 42%, grade F, #821 of 1,571 statewide, top 53%, 600 students, 52% FRL); Frank M. Wright Middle (math 20% / reading 45%, grade F, #202 of 498 statewide, top 41%, 1,023 students, 61% FRL); Imperial High (math 17% / reading 60%, grade F, #567 of 1,170 statewide, top 49%, 1,362 students, 53% FRL) — zoned schools average 55% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; solid renter incomes; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 15.32%
• Cash-on-cash: 32.25%
• DSCR: 2.43
• GRM: 4.7

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $28,554
• Equity at exit: $13,419

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $80,424
• Equity at exit: $7,782

Cash invested: $25,200 (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 92251

• Home prices YoY: -9.8%
• Active inventory: 120
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $677

Break-even live

Break-even rent $748

Max offer price $90,000

Occupancy floor 53%

Sensitivity live

Price	-10% $728	-5% $703	+0% $677	+5% $652	+10% $626
Rent	-10% $550	-5% $614	+0% $677	+5% $741	+10% $804
Rate	-1.0pp $723	-0.5pp $700	base $677	+0.5pp $654	+1.0pp $630

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-13
   status Pending
2. 2026-01-14
   price $90,000
3. 2026-01-09
   status Active
4. 2025-08-29
   price $120,000
5. 2025-05-31
   listed $160,000 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 22 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: $19,260
• − Mortgage interest: −$5,041
• − Property taxes: −$976
• − Insurance: −$450
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$2,618
• Taxable income: $7,094
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $6,424/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: Imperial Unified
• NCES district ID: 0618210
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $66,775
• Composite: 29.79/100
• National rank: #6424
• State rank: #281 of 517 in CA

Livability — Imperial

• Score: 68/100
• State rank: #286
• US rank: #9731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Imperial, CA
• County: Imperial County · 104,838 people
• City population: 27,454
• Metro: El Centro, CA
• Population (ZIP): 27,454
• Household income: $90,709
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 410.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 30% White 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 63% Korean 1% Arabic 1%

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: ▼ -41.26%
• Current HPI: 380.9947
• 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

-43.8% since first listed

5 events — show timeline

• 2026-02-13 Pending — ICAOR
• 2026-01-14 Price Changed $90,000 ICAOR
• 2026-01-09 Relisted — ICAOR
• 2025-08-29 Price Changed $120,000 ICAOR
• 2025-05-31 Listed $160,000 ICAOR

Property tax history

+15.8%/yr

Latest (2025): $976 · +1.7% YoY. Source: county tax records.