14 Kincaid · Calexico, CA 92231

$289,000

4 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 52 Days on market

Built 1958 $164/sqft · 10% below area Est $320k · 10% under

---

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 +18.9/30.0
• ARV discount +11.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• 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

Listing remarks MLS

Attention investors, fixer home in a desirable Calexico Location! this property offers 1,756 sq ft of living space on a 6,409 sq ft lot. The design features an open and inviting layout, ideal for everyday living and entertaining. Spacious interior areas allow for flexible use, while the lot offers potential for outdoor enjoyment or future enhancements, including building an ADU, it has the space for it. Conveniently located near local amenities, schools, and main access routes. A great opportunity for homeowners or investors looking for value and style in a growing area. Priced to sell at $299,000 don't miss out on this opportunity!

Key facts

• 2 parking spots
• Built 1958
• Listed 52 days

Property features AI

Finance

• Other: Located near local amenities, schools, and main access routes; Desirable Calexico location
• Financial info: Investor-friendly fixer opportunity

Exterior

• Parking: 2 parking spaces
• Utilities: Public water
• Home design: Single-family detached residence; Single-story
• Construction: Built as detached single-family residence
• Exterior features: Composition roof; Lot offers space for outdoor use and potential for an ADU; Lot zoning R1

Interior

• Bedrooms: Up to 4 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Open and inviting layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $260k (10.0% below list).
• Recommended offer: $260k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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, commute F, employment 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.
• Zoned schools: Rockwood Elementary (579 students, 95% FRL); William Moreno Junior High (643 students, 89% FRL); Calexico High (math 30% / reading 49%, grade F, #532 of 1,170 statewide, top 48%, 2,836 students, 80% FRL).
• Market conditions: 58 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 52 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $42k; list at $289k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $260,000 (10.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $319,651
• List price: $289,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Las Flores Dr	0.05mi	3/2.0 (-1)	1,900 (+8%)	21mo	$237,500	$125	62
919 Paulin Ave	0.38mi	5/3.0 (+1)	1,682 (-5%)	11mo	$458,000	$272	56
711 N Preston Dr	0.52mi	3/2.0 (-1)	1,509 (-14%)	3mo	$355,000	$235	44
226 E Sherman St	0.65mi	4/3.5	1,722 (-2%)	22mo	$230,000	$134	41
950 Santa Ana St	0.68mi	4/3.0	1,992 (+13%)	2mo	$495,000	$248	41
417 E Sherman St	0.66mi	5/2.0 (+1)	1,900 (+8%)	23mo	$387,000	$204	32

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-28,022
• Equity at exit: $43,091

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-483
• Equity at exit: $24,987

Cash invested: $80,920 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $297

Break-even live

Break-even rent $2,224

Max offer price $289,000

Occupancy floor 84%

Sensitivity live

Price	-10% $461	-5% $379	+0% $297	+5% $215	+10% $133
Rent	-10% $92	-5% $194	+0% $297	+5% $400	+10% $502
Rate	-1.0pp $443	-0.5pp $371	base $297	+0.5pp $222	+1.0pp $146

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 R Tamayo St Calexico, CA	4.0	3.0	1743	$2,600	$1.49	45d	1	1.33mi

Listing history 23 events

1. 2026-06-21
   days on market $289,000 Active 52 DOM
2. 2026-06-19
   days on market $289,000 Active 50 DOM
3. 2026-06-18
   days on market $289,000 Active 49 DOM
4. 2026-06-17
   days on market $289,000 Active 48 DOM
5. 2026-06-16
   days on market $289,000 Active 47 DOM

   Show marketing remark (640 chars)

   Attention investors, fixer home in a desirable Calexico Location! this property offers 1,756 sq ft of living space on a 6,409 sq ft lot. The design features an open and inviting layout, ideal for everyday living and entertaining. Spacious interior areas allow for flexible use, while the lot offers potential for outdoor enjoyment or future enhancements, including building an ADU, it has the space for it. Conveniently located near local amenities, schools, and main access routes. A great opportunity for homeowners or investors looking for value and style in a growing area. Priced to sell at $299,000 don't miss out on this opportunity!

6. 2026-06-15
   days on market $289,000 Active 46 DOM
7. 2026-06-14
   days on market $289,000 Active 44 DOM
8. 2026-06-13
   days on market $289,000 Active 43 DOM
9. 2026-06-10
   days on market $289,000 Active 41 DOM
10. 2026-06-09
    days on market $289,000 Active 40 DOM
11. 2026-06-08
    days on market $289,000 Active 39 DOM
12. 2026-06-07
    days on market $289,000 Active 38 DOM
13. 2026-06-05
    days on market $289,000 Active 35 DOM
14. 2026-06-03
    days on market $289,000 Active 34 DOM
15. 2026-06-02
    days on market $289,000 Active 33 DOM
16. 2026-06-01
    days on market $289,000 Active 32 DOM
17. 2026-05-31
    days on market $289,000 Active 31 DOM
18. 2026-05-30
    days on market $289,000 Active 30 DOM
19. 2026-05-19
    price $289,000 640-char remark

    Show marketing remark (640 chars)

    Attention investors, fixer home in a desirable Calexico Location! this property offers 1,756 sq ft of living space on a 6,409 sq ft lot. The design features an open and inviting layout, ideal for everyday living and entertaining. Spacious interior areas allow for flexible use, while the lot offers potential for outdoor enjoyment or future enhancements, including building an ADU, it has the space for it. Conveniently located near local amenities, schools, and main access routes. A great opportunity for homeowners or investors looking for value and style in a growing area. Priced to sell at $299,000 don't miss out on this opportunity!

20. 2026-05-18
    price $289,000 38-char remark
21. 2026-04-28
    listed $299,000 Active 640-char remark

    Show marketing remark (640 chars)

    Attention investors, fixer home in a desirable Calexico Location! this property offers 1,756 sq ft of living space on a 6,409 sq ft lot. The design features an open and inviting layout, ideal for everyday living and entertaining. Spacious interior areas allow for flexible use, while the lot offers potential for outdoor enjoyment or future enhancements, including building an ADU, it has the space for it. Conveniently located near local amenities, schools, and main access routes. A great opportunity for homeowners or investors looking for value and style in a growing area. Priced to sell at $299,000 don't miss out on this opportunity!

22. 2026-04-28
    listed $299,000 Active 38-char remark

    Show marketing remark (640 chars)

    Attention investors, fixer home in a desirable Calexico Location! this property offers 1,756 sq ft of living space on a 6,409 sq ft lot. The design features an open and inviting layout, ideal for everyday living and entertaining. Spacious interior areas allow for flexible use, while the lot offers potential for outdoor enjoyment or future enhancements, including building an ADU, it has the space for it. Conveniently located near local amenities, schools, and main access routes. A great opportunity for homeowners or investors looking for value and style in a growing area. Priced to sell at $299,000 don't miss out on this opportunity!

23. 1978-06-01
    soldstatus $42,000

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$744/yr (+$62/mo · 51.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $31,200
• − Mortgage interest: −$16,188
• − Property taxes: −$1,452
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,407
• Taxable loss: −$1,285
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $3,873/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

+588.1% since first listed

6 events — show timeline

• 2026-06-16 Pending — ICAOR
• 2026-05-19 Price Changed $289,000 ICAOR
• 2026-05-18 Price Changed $289,000 SDMLS
• 2026-04-28 Listed $299,000 SDMLS
• 2026-04-28 Listed $299,000 ICAOR
• 1978-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,452 · +3.6% YoY. Source: county tax records.