1341 Beach Club Dr · Salton City, CA 92274

$288,000

4 bd · 2.0 ba · 1,259 sqft · SingleFamily · 90 Days on market

Built 2006 9,485 sqft lot $229/sqft · at area comps Est $297k · at est.

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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 +14.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +4.3/10.0
• 1% rule +2.7/10.0
• 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

Wide open desert surrounds this Salton City retreat, where peace and quiet reign and the views are uninterrupted. On a nearly 9,500 sq ft lot, this freshly remodeled 4-bedroom, 2-bath home offers two separate bedroom wings, a primary suite, indoor laundry hookups, and a two-car attached garage. A crisp, contemporary look and brand new kitchen appliances give it an elevated, refreshed feel inside and out. This home enjoys access to the neighborhood clubhouse, a great bonus in a setting that already feels like your own private retreat.

Key facts

• Uninterrupted views
• Primary suite
• Remodeled home

Tags

• UNINTERRUPTED VIEWS
• REMODELED HOME
• TWO SEPARATE BEDROOM WINGS
• PRIMARY SUITE
• INDOOR LAUNDRY HOOKUPS
• NEIGHBORHOOD CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $221k (23.1% below list).
• Recommended offer: $221k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 492 active listings in the ZIP; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $42k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $288k implies a 239% gain — meaningful room to come down on a strong offer.

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 $221,361 (23.1% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $297,173
• List price: $288,000
• Delta: -3.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2867 Stardust Ave	0.57mi	4/2.0	1,259 (0%)	1mo	$320,000	$254	73
2869 Stardust Ave	0.55mi	4/2.0	1,331 (+6%)	3mo	$299,999	$225	62
1267 Black Sea Ave	0.70mi	4/2.0	1,250 (-1%)	10mo	$290,000	$232	58
1281 Black Sea Ave	0.66mi	4/2.0	1,250 (-1%)	17mo	$265,000	$212	54
1279 Corvina Ave	0.40mi	3/2.0 (-1)	1,144 (-9%)	14mo	$267,500	$234	50
1293 China Sea Ave	0.51mi	3/2.0 (-1)	1,144 (-9%)	8mo	$290,000	$253	50
1293 Red Sea Ave	0.74mi	4/2.0	1,259 (0%)	21mo	$295,000	$234	48
1239 Corvina Ave	0.54mi	3/2.0 (-1)	1,144 (-9%)	12mo	$279,000	$244	44
1240 Indian Ocean Ave	0.69mi	3/2.0 (-1)	1,437 (+14%)	2mo	$175,500	$122	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $159,732
• Equity at exit: $259,453

10-year hold

• IRR: 21.9%
• Equity multiple: 6.80×
• Total profit: $467,720
• Equity at exit: $559,521

Cash invested: $80,640 (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: 492
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $47

Break-even live

Break-even rent $2,154

Max offer price $288,000

Occupancy floor 93%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $288,000 Active 90 DOM
2. 2026-06-17
   days on market $288,000 Active 89 DOM
3. 2026-06-16
   days on market $288,000 Active 88 DOM
4. 2026-06-15
   days on market $288,000 Active 87 DOM
5. 2026-06-13
   days on market $288,000 Active 85 DOM
6. 2026-06-13
   days on market $288,000 Active 84 DOM
7. 2026-06-09
   days on market $288,000 Active 81 DOM
8. 2026-06-08
   days on market $288,000 Active 80 DOM
9. 2026-06-07
   days on market $288,000 Active 79 DOM
10. 2026-06-04
    days on market $288,000 Active 76 DOM
11. 2026-06-03
    days on market $288,000 Active 75 DOM
12. 2026-06-02
    days on market $288,000 Active 74 DOM
13. 2026-06-02
    price $288,000 Active 73 DOM
14. 2026-06-01
    days on market $299,900 Active 73 DOM
15. 2026-05-31
    days on market $299,900 Active 72 DOM
16. 2026-05-11
    price $299,900 539-char remark

    Show marketing remark (539 chars)

    Wide open desert surrounds this Salton City retreat, where peace and quiet reign and the views are uninterrupted. On a nearly 9,500 sq ft lot, this freshly remodeled 4-bedroom, 2-bath home offers two separate bedroom wings, a primary suite, indoor laundry hookups, and a two-car attached garage. A crisp, contemporary look and brand new kitchen appliances give it an elevated, refreshed feel inside and out. This home enjoys access to the neighborhood clubhouse, a great bonus in a setting that already feels like your own private retreat.

17. 2026-04-24
    price $1,925
18. 2026-03-20
    listed $330,000 Active 539-char remark

    Show marketing remark (539 chars)

    Wide open desert surrounds this Salton City retreat, where peace and quiet reign and the views are uninterrupted. On a nearly 9,500 sq ft lot, this freshly remodeled 4-bedroom, 2-bath home offers two separate bedroom wings, a primary suite, indoor laundry hookups, and a two-car attached garage. A crisp, contemporary look and brand new kitchen appliances give it an elevated, refreshed feel inside and out. This home enjoys access to the neighborhood clubhouse, a great bonus in a setting that already feels like your own private retreat.

19. 2026-02-17
    historical $2,000
20. 2026-02-14
    listed $2,000
21. 2025-12-16
    listed $2,000
22. 2025-11-20
    soldstatus $85,000
23. 2019-12-07
    historical
24. 2007-02-14
    listed $159,900

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: +$1,337/yr (+$111/mo · 157.0%)

ⓘ 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 ≥113°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: $26,563
• − Mortgage interest: −$16,132
• − Property taxes: −$852
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$8,378
• Taxable loss: −$4,489
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $1,647/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

+87.6% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $299,900 CRMLS
• 2026-04-24 Price Changed $1,925 CRMLS
• 2026-03-20 Listed $330,000 CRMLS
• 2026-02-17 Rental Removed $2,000 CRMLS
• 2026-02-14 Listed for Rent $2,000 CRMLS
• 2025-12-16 Listed for Rent $2,000 CRMLS
• 2025-11-20 Sold (Public Records) $85,000 Public Records
• 2019-12-07 Listing Removed — GPSMLS
• 2007-02-14 Listed $159,900 GPSMLS

Property tax history

+1.3%/yr

Latest (2025): $852 · -27.6% YoY. Source: county tax records.