216 E 3rd St · Niland, CA 92257

$120,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 123 Days on market

Built 1967 7,048 sqft lot $92/sqft · 60% above area

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Schools +1.4/10.0

Listing remarks MLS

Excellent opportunity for investors or buyers looking to add value. This 3-bedroom, 2-bath home offers approximately 1,300 sq ft of living space and sits on a large lot with great potential. The property is a fixer-upper with active utilities in place, including gas, water, and electricity, making renovations more convenient and cost-effective. Ideal for a rehab project, rental investment, or future expansion. Plenty of room to reimagine the space, add outdoor features, or increase functionality. Located in the community of Niland, near the Salton Sea and desert recreation. Bring your vision and unlock the potential of this property.

Key facts

• Active utilities
• Large lot
• Rehab project

Tags

• LARGE LOT
• ACTIVE UTILITIES
• FIXER-UPPER
• REHAB PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 37/100 on livability (#1,426 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A; Watch: housing D, schools F, crime F.
• Calipatria Unified (town): math 9% / reading 27% proficiency, ranked #485 of 517 in CA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 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

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1967 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $75,057
• List price: $120,000
• Delta: 59.88%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E 3rd St	0.22mi	3/2.0	1,150 (-12%)	2mo	$248,000	$216	69
261 E 4th St	0.14mi	3/2.0	1,486 (+14%)	22mo	$52,000	$35	51

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: 28.4%
• Equity multiple: 2.61×
• Total profit: $53,980
• Equity at exit: $53,957

10-year hold

• IRR: 28.9%
• Equity multiple: 5.07×
• Total profit: $136,888
• Equity at exit: $83,154

Cash invested: $33,600 (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 92257

• Active inventory: 40
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $620

Break-even live

Break-even rent $1,065

Max offer price $120,000

Occupancy floor 61%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 E 5th St Niland, CA	3.0	2.0	1156	$1,850	$1.60	3d	1	0.21mi

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 123 DOM
2. 2026-06-18
   days on market $120,000 Active 122 DOM
3. 2026-06-17
   days on market $120,000 Active 121 DOM
4. 2026-06-16
   days on market $120,000 Active 120 DOM
5. 2026-06-15
   days on market $120,000 Active 119 DOM
6. 2026-06-14
   days on market $120,000 Active 117 DOM
7. 2026-06-13
   days on market $120,000 Active 116 DOM
8. 2026-06-10
   days on market $120,000 Active 114 DOM
9. 2026-06-09
   days on market $120,000 Active 113 DOM
10. 2026-06-08
    statusdays on market $120,000 Active 112 DOM
11. 2026-06-03
    statusdays on market $120,000 Pending 111 DOM
12. 2026-06-02
    days on market $120,000 Active 110 DOM
13. 2026-06-01
    days on market $120,000 Active 109 DOM
14. 2026-05-31
    days on market $120,000 Active 108 DOM
15. 2026-05-30
    days on market $120,000 Active 107 DOM
16. 2026-04-09
    status Active 641-char remark

    Show marketing remark (641 chars)

    Excellent opportunity for investors or buyers looking to add value. This 3-bedroom, 2-bath home offers approximately 1,300 sq ft of living space and sits on a large lot with great potential. The property is a fixer-upper with active utilities in place, including gas, water, and electricity, making renovations more convenient and cost-effective. Ideal for a rehab project, rental investment, or future expansion. Plenty of room to reimagine the space, add outdoor features, or increase functionality. Located in the community of Niland, near the Salton Sea and desert recreation. Bring your vision and unlock the potential of this property.

17. 2026-04-01
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Excellent opportunity for investors or buyers looking to add value. This 3-bedroom, 2-bath home offers approximately 1,300 sq ft of living space and sits on a large lot with great potential. The property is a fixer-upper with active utilities in place, including gas, water, and electricity, making renovations more convenient and cost-effective. Ideal for a rehab project, rental investment, or future expansion. Plenty of room to reimagine the space, add outdoor features, or increase functionality. Located in the community of Niland, near the Salton Sea and desert recreation. Bring your vision and unlock the potential of this property.

18. 2026-02-06
    listed $120,000 Active 641-char remark

    Show marketing remark (641 chars)

    Excellent opportunity for investors or buyers looking to add value. This 3-bedroom, 2-bath home offers approximately 1,300 sq ft of living space and sits on a large lot with great potential. The property is a fixer-upper with active utilities in place, including gas, water, and electricity, making renovations more convenient and cost-effective. Ideal for a rehab project, rental investment, or future expansion. Plenty of room to reimagine the space, add outdoor features, or increase functionality. Located in the community of Niland, near the Salton Sea and desert recreation. Bring your vision and unlock the potential of this property.

19. 2024-12-31
    historical
20. 2024-10-10
    listed $125,000 Active
21. 2024-10-07
    historical
22. 2005-06-28
    soldstatus $65,000

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$6,722
• − Property taxes: −$1,946
• − Insurance: −$600
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,491
• Taxable income: $5,889
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $6,027/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: Calipatria Unified
• NCES district ID: 0606990
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 27% ▼ -18.00%
• Median HH income: $30,088
• Composite: 14.28/100
• National rank: #9446
• State rank: #485 of 517 in CA

Livability — Niland

• Score: 37/100
• State rank: #1426
• US rank: #27602

Category grades

Amenities F Commute F Cost of living A Crime F Employment F Housing D Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niland, CA
• Population (ZIP): 2,185

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 23% White 21% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 45% English-only · Spanish 52% Other Indo-European 3%

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: —
• Current HPI: —
• 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

+84.6% since first listed

7 events — show timeline

• 2026-04-09 Relisted — ICAOR
• 2026-04-01 Pending — ICAOR
• 2026-02-06 Listed $120,000 ICAOR
• 2024-12-31 Listing Removed — CRMLS
• 2024-10-10 Listed $125,000 CRMLS
• 2024-10-07 Coming Soon — CRMLS
• 2005-06-28 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,946 · -3.4% YoY. Source: county tax records.