1100 Rodeo Dr #763 · Imperial, CA 92251

$245,000

3 bd · 2.0 ba · 1,165 sqft · Condo · 10 Days on market

Built 1992 $365/mo HOA · 15% of rent

---

Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +3.8/10.0
• 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 MLS

ffering a 3 bedroom 2 bathroom unit located upstairs . .Laminate flooring and freshly painted . .. private patio plus indoor laundry hookups. .. . Perfect starter home, retirement home or investment property. .. .Sunset Ranch Condos offers a safe clean complex with mature landscaping and community pool and covered parking

Key facts

• $365 HOA
• 4 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with $365 monthly fee; Community pool

Exterior

• Parking: 4 parking spaces total; 2-car carport; On-street parking available
• Home design: Residential condominium; 2 stories; Entry level 76
• Exterior features: Balcony; Private outdoor pool

Interior

• Kitchen: Gas oven
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.5% below list).
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: schools C-, amenities F, commute 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.
• Market conditions: 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• This rent runs 32% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $138k; list at $245k implies a 77% 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 $241,402 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 8.3

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-40,797
• Equity at exit: $36,530

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-36,382
• Equity at exit: $21,183

Cash invested: $68,600 (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 92251

• Home prices YoY: -9.8%
• Active inventory: 119
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$102
• HOA: −$365
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-20

Break-even live

Break-even rent $2,479

Max offer price $241,402

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $49	+0% $-20	+5% $-90	+10% $-159
Rent	-10% $-214	-5% $-117	+0% $-20	+5% $77	+10% $173
Rate	-1.0pp $103	-0.5pp $42	base $-20	+0.5pp $-84	+1.0pp $-148

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Rodeo Dr #745 Imperial, CA	3.0	2.0	1165	$2,100	$1.80	44d	1	0.03mi
113 S E St Unit Main House Imperial, CA	3.0	2.0	1260	$2,000	$1.59	44d	1	0.97mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $245,000 Active
3. 2019-09-13
   soldstatus $138,500 324-char remark

   Show marketing remark (324 chars)

   ffering a 3 bedroom 2 bathroom unit located upstairs . .Laminate flooring and freshly painted . .. private patio plus indoor laundry hookups. .. . Perfect starter home, retirement home or investment property. .. .Sunset Ranch Condos offers a safe clean complex with mature landscaping and community pool and covered parking

4. 2019-09-13
   soldstatus $139,000

   Show marketing remark (324 chars)

   ffering a 3 bedroom 2 bathroom unit located upstairs . .Laminate flooring and freshly painted . .. private patio plus indoor laundry hookups. .. . Perfect starter home, retirement home or investment property. .. .Sunset Ranch Condos offers a safe clean complex with mature landscaping and community pool and covered parking

5. 2019-08-01
   listed $140,000 324-char remark

   Show marketing remark (324 chars)

   ffering a 3 bedroom 2 bathroom unit located upstairs . .Laminate flooring and freshly painted . .. private patio plus indoor laundry hookups. .. . Perfect starter home, retirement home or investment property. .. .Sunset Ranch Condos offers a safe clean complex with mature landscaping and community pool and covered parking

6. 2001-08-09
   soldstatus $88,500
7. 1993-02-04
   soldstatus $77,000

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,444
• − Mortgage interest: −$13,724
• − Property taxes: −$2,482
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$4,380
• − Depreciation: −$7,127
• Taxable loss: −$4,206
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $765/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

+218.2% since first listed

7 events — show timeline

• 2026-04-30 Pending — ICAOR
• 2026-04-20 Listed $245,000 ICAOR
• 2019-09-13 Sold (Public Records) $139,000 Public Records
• 2019-09-13 Sold (MLS) $138,500 ICAOR
• 2019-08-01 Listed $140,000 ICAOR
• 2001-08-09 Sold (Public Records) $88,500 Public Records
• 1993-02-04 Sold (Public Records) $77,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,482 · +1.7% YoY. Source: county tax records.