700 Blair Ave · Calexico, CA 92231

$1,139,000

42 bd · 21.0 ba · 4,710 sqft · MultiFamily · 237 Days on market

$242/sqft · 112% above area

---

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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

Key facts

• 8 parking spots
• Listed 236 days

What this means for you Summary

Snapshot

• This is a 14 × 3-bed/?-bath units multifamily listed at $1.14M.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive. Per door: $469/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.14M).
• Recommended offer: $1.00M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.8% in Calexico — 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 65/100 on livability (#389 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, amenities B+; Watch: cost of living D, schools F, commute F.
• Calexico Unified (suburban): math 29% / reading 48% proficiency, ranked #259 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 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 $8k of loan paydown is wiped out by about $34k 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 $319k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $160k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $304k; list at $1.14M implies a 275% 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 $1,002,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.53% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.69%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $536,189
• List price: $1,139,000
• Delta: 112.42%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 1.73×
• Total profit: $233,187
• Equity at exit: $169,829

10-year hold

• IRR: 26.5%
• Equity multiple: 3.32×
• Total profit: $740,516
• Equity at exit: $98,480

Cash invested: $318,920 (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 92231

• Home prices YoY: -3.8%
• Active inventory: 58
• Price-to-rent: 76.4×

Monthly cashflow live

• Estimated rent: $17,385 medium
• Mortgage (P&I): −$5,973
• Tax from tax record: −$725 /mo · $8,697/yr
• Insurance: −$475
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,651
• Net cashflow: $6,562

Break-even live

Break-even rent $9,079

Max offer price $1,139,000

Occupancy floor 57%

Sensitivity live

Price	-10% $7,207	-5% $6,884	+0% $6,562	+5% $6,239	+10% $5,917
Rent	-10% $5,188	-5% $5,875	+0% $6,562	+5% $7,248	+10% $7,935
Rate	-1.0pp $7,135	-0.5pp $6,851	base $6,562	+0.5pp $6,267	+1.0pp $5,966

14-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 14× units	3	—	$17,388
Total (14 units)			$17,385

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: $284,750
• Closing costs: $34,170
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $1,139,000 Active 237 DOM
2. 2026-06-19
   days on market $1,139,000 Active 235 DOM
3. 2026-06-18
   days on market $1,139,000 Active 234 DOM
4. 2026-06-17
   days on market $1,139,000 Active 233 DOM
5. 2026-06-16
   days on market $1,139,000 Active 232 DOM
6. 2026-06-15
   days on market $1,139,000 Active 231 DOM
7. 2026-06-14
   days on market $1,139,000 Active 229 DOM
8. 2026-06-13
   days on market $1,139,000 Active 228 DOM
9. 2026-06-10
   days on market $1,139,000 Active 226 DOM
10. 2026-06-09
    days on market $1,139,000 Active 225 DOM
11. 2026-06-08
    days on market $1,139,000 Active 224 DOM
12. 2026-06-07
    pricedays on market $1,139,000 Active 223 DOM
13. 2026-06-05
    days on market $1,149,000 Active 220 DOM
14. 2026-06-03
    days on market $1,149,000 Active 219 DOM
15. 2026-06-02
    days on market $1,149,000 Active 218 DOM
16. 2026-06-01
    days on market $1,149,000 Active 217 DOM
17. 2026-05-31
    days on market $1,149,000 Active 216 DOM
18. 2026-05-30
    days on market $1,149,000 Active 215 DOM
19. 2026-03-26
    price $1,149,000 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

20. 2026-02-18
    price $1,175,000 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

21. 2026-02-05
    price $1,199,000 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

22. 2026-01-23
    price $1,239,000 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

23. 2025-11-18
    price $1,249,000 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

24. 2025-10-27
    listed $1,299,000 Active 580-char remark

    Show marketing remark (580 chars)

    Charming Eight-Unit Complex – All Two-Bed, One-Bath, Newly Remodeled! $115,200 annual income! Welcome to this beautifully updated eight-unit multifamily property, each unit featuring a comfortable two-bedroom, one-bath layout. Recently remodeled interiors offer modern finishes and a fresh, inviting atmosphere. With a solid cap rate around 8.00%, this property not only provides excellent rental income but also represents a fantastic investment opportunity. Don’t miss out on adding this turnkey building to your portfolio with strong returns and great curb appeal!

25. 2021-10-01
    soldstatus $304,000
26. 2018-09-24
    listed $750,000
27. 2018-01-22
    listed $750,000
28. 2016-10-13
    soldstatus $500,000
29. 1989-02-13
    soldstatus $86,000
30. 1989-02-13
    soldstatus $86,000

ⓘ 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: $8,697 · $725/mo
• Projected year-2 tax: $8,697 · $725/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 9/10 Extreme 7 d/yr ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $208,620
• − Mortgage interest: −$63,802
• − Property taxes: −$8,697
• − Insurance: −$5,695
• − Repairs & maintenance: −$16,690
• − Management: −$16,690
• − Depreciation: −$33,135
• Taxable income: $63,912
• Est. tax owed @ 24.0%: −$15,339
• After-tax cash flow: $63,402/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: Calexico Unified
• NCES district ID: 0606900
• Math proficiency: 29% ▲ 7.00%
• Reading proficiency: 48% ▲ 15.00%
• Median HH income: $36,221
• Composite: 31.86/100
• National rank: #5868
• State rank: #259 of 517 in CA

Livability — Calexico

• Score: 65/100
• State rank: #389
• US rank: #13242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calexico, CA
• Population (ZIP): 38,547

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 27% Asian 1% White 1%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 44% · Canada, China
• Languages at home: 7% English-only · Spanish 93%

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: ▼ -16.78%
• Current HPI: 431.0564
• 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

+1236.0% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $1,149,000 SDMLS
• 2026-02-18 Price Changed $1,175,000 SDMLS
• 2026-02-05 Price Changed $1,199,000 SDMLS
• 2026-01-23 Price Changed $1,239,000 SDMLS
• 2025-11-18 Price Changed $1,249,000 SDMLS
• 2025-10-27 Listed $1,299,000 SDMLS
• 2021-10-01 Sold (Public Records) $304,000 Public Records
• 2018-09-24 Listed $750,000 ICAOR
• 2018-01-22 Listed $750,000 ICAOR
• 2016-10-13 Sold (Public Records) $500,000 Public Records
• 1989-02-13 Sold (Public Records) $86,000 Public Records
• 1989-02-13 Sold (Public Records) $86,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $8,697 · +3.7% YoY. Source: county tax records.