2331 Shore Isle Ave · Salton City, CA 92274

$159,700

3 bd · 2.0 ba · 1,344 sqft · Land · 87 Days on market

Built 1988 9,966 sqft lot $119/sqft · 1353% above area

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.5/10.0

Listing remarks MLS

Investor opportunity in Salton City. This 3bedroom, 2bath manufactured home offers steady rental income with a tenant already in place. The property includes a detached garage, a functional floor plan, and open mountain views. Positioned near West Shores High School and local conveniences, the location benefits from ongoing regional development and longterm growth projections. With a spacious lot, solid fundamentals, and pricing below current market levels, this home presents a compelling value play for investors seeking immediate income and future appreciation potential in an expanding area of the Salton Sea region.

Key facts

• Open mountain views
• Spacious lot
• Detached garage

Tags

• DETACHED GARAGE
• OPEN MOUNTAIN VIEWS
• SPACIOUS LOT
• LOCAL CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $45 ($545/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 $150k (6.1% below list).
• Recommended offer: $150k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in Salton City — 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 46/100 on livability (#1,265 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools F, crime F, amenities F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 496 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,000 (6.1% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (median comp): $11,000
• List price: $159,700
• Delta: 1351.82%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $89,913
• Equity at exit: $143,870

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $262,595
• Equity at exit: $310,262

Cash invested: $44,716 (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 92274

• Home prices YoY: 31.9%
• Active inventory: 496
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$837
• Tax from tax record: −$236 /mo · $2,827/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $45

Break-even live

Break-even rent $1,443

Max offer price $159,700

Occupancy floor 92%

Sensitivity live

Price	-10% $136	-5% $91	+0% $45	+5% $0	+10% $-45
Rent	-10% $-73	-5% $-14	+0% $45	+5% $105	+10% $164
Rate	-1.0pp $126	-0.5pp $86	base $45	+0.5pp $4	+1.0pp $-38

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1094 La Paz Ct Apt B Thermal, CA	2.0	1.5	980	$1,500	$1.53	0d	1	1.18mi

Listing history 17 events

1. 2026-03-27
   price $159,700 624-char remark

   Show marketing remark (624 chars)

   Investor opportunity in Salton City. This 3bedroom, 2bath manufactured home offers steady rental income with a tenant already in place. The property includes a detached garage, a functional floor plan, and open mountain views. Positioned near West Shores High School and local conveniences, the location benefits from ongoing regional development and longterm growth projections. With a spacious lot, solid fundamentals, and pricing below current market levels, this home presents a compelling value play for investors seeking immediate income and future appreciation potential in an expanding area of the Salton Sea region.

2. 2026-02-26
   listed $169,900 Active 624-char remark

   Show marketing remark (624 chars)

   Investor opportunity in Salton City. This 3bedroom, 2bath manufactured home offers steady rental income with a tenant already in place. The property includes a detached garage, a functional floor plan, and open mountain views. Positioned near West Shores High School and local conveniences, the location benefits from ongoing regional development and longterm growth projections. With a spacious lot, solid fundamentals, and pricing below current market levels, this home presents a compelling value play for investors seeking immediate income and future appreciation potential in an expanding area of the Salton Sea region.

3. 2024-11-16
   historical
4. 2021-12-29
   soldstatus $110,000
5. 2021-12-29
   soldstatus $110,000
6. 2021-11-08
   listed $139,000
7. 2020-05-30
   historical
8. 2019-12-07
   historical
9. 2019-12-06
   listed $98,000
10. 2019-09-15
    historical
11. 2019-09-15
    historical
12. 2006-06-06
    listed $129,000
13. 2004-03-30
    soldstatus $72,000
14. 2003-05-12
    listed $80,000
15. 2002-12-12
    listed $80,000
16. 2002-02-08
    soldstatus $58,000
17. 2001-03-30
    listed $58,000

ⓘ 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: $2,827 · $236/mo
• Projected year-2 tax: $2,827 · $236/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,946
• − Property taxes: −$2,827
• − Insurance: −$798
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,646
• Taxable loss: −$2,097
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,048/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 of 517 in CA

Livability — Salton City

• Score: 46/100
• State rank: #1265
• US rank: #26406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salton City, CA
• Population (ZIP): 17,909

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 10%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 42% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 179.97%
• Current HPI: 744.8454
• 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

+175.3% since first listed

17 events — show timeline

• 2026-03-27 Price Changed $159,700 TheMLS
• 2026-02-26 Listed $169,900 TheMLS
• 2024-11-16 Listing Removed — GPSMLS
• 2021-12-29 Sold (Public Records) $110,000 Public Records
• 2021-12-29 Sold (MLS) $110,000 GPSMLS
• 2021-11-08 Listed $139,000 GPSMLS
• 2020-05-30 Listing Removed — GPSMLS
• 2019-12-07 Listing Removed — GPSMLS
• 2019-12-06 Listed $98,000 GPSMLS
• 2019-09-15 Listing Removed — GPSMLS
• 2019-09-15 Listing Removed — GPSMLS
• 2006-06-06 Listed $129,000 GPSMLS
• 2004-03-30 Sold (Public Records) $72,000 Public Records
• 2003-05-12 Listed $80,000 GPSMLS
• 2002-12-12 Listed $80,000 GPSMLS
• 2002-02-08 Sold (Public Records) $58,000 Public Records
• 2001-03-30 Listed $58,000 GPSMLS

Property tax history

+11.8%/yr

Latest (2025): $2,827 · +4.5% YoY. Source: county tax records.