471 W Holt Ave #473 · El Centro, CA 92243

$300,000

4 bd · 2.0 ba · 1,536 sqft · MultiFamily · 13 Days on market

Built 1930 8,268 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent income-producing opportunity in El Centro. Located at 471 & 473 W Holt Ave, this duplex offers versatility for both investors and owner-occupants. The property features two separate units: one 2-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit. Unit 1 includes exterior laundry hookups, while Unit 2 offers interior laundry hookups. The spacious backyard provides alley access and includes an existing distressed wooden storage structure, offering potential for future improvement or expansion (buyer to verify). Ideal for generating rental income or offsetting a primary residence mortgage occupy one unit and lease the other, or rent both units for maximum return. Centrally loc

Key facts

• Alley access
• Spacious backyard
• Separate units

Tags

• INCOME PRODUCING OPPORTUNITY
• SEPARATE UNITS
• EXTERIOR LAUNDRY HOOKUPS
• INTERIOR LAUNDRY HOOKUPS
• SPACIOUS BACKYARD
• ALLEY ACCESS

Property features AI

Finance

• Other: Lot size approximately 0.19 acres

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story residential income property; Zoning: R-3
• Construction: Built on standard foundation
• Exterior features: Tile roof

Interior

• Flooring: Tile floors
• Heating & cooling: Wall/window cooling units; Ceiling fans; No central heating
• Interior features: Gas oven; Gas water heater

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.7% vs local median 3.1% in El Centro — 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 71/100 on livability (#214 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, cost of living D+, employment F.
• El Centro Elementary (urban): math 33% / reading 45% proficiency, ranked #803 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 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).
• At $3,335/mo this rent would consume 73% of the median local household income ($55k/yr) (locally 1683% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $300,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.5

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,806
• Equity at exit: $44,731

10-year hold

• IRR: 11.1%
• Equity multiple: 1.86×
• Total profit: $72,633
• Equity at exit: $25,939

Cash invested: $84,000 (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 92243

• Home prices YoY: -30.1%
• Active inventory: 122
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $3,335 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $841

Break-even live

Break-even rent $2,271

Max offer price $300,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,010	-5% $926	+0% $841	+5% $756	+10% $671
Rent	-10% $577	-5% $709	+0% $841	+5% $972	+10% $1,104
Rate	-1.0pp $992	-0.5pp $917	base $841	+0.5pp $763	+1.0pp $684

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,574
1× unit	3	1	$1,761
Total (2 units)			$3,335

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 E Brighton Ave El Centro, CA	4.0	2.0	1500	$2,000	$1.33	45d	1	1.01mi

Listing history 11 events

1. 2026-06-21
   days on market $300,000 Active 13 DOM
2. 2026-06-19
   days on market $300,000 Active 11 DOM
3. 2026-06-18
   days on market $300,000 Active 10 DOM
4. 2026-06-17
   days on market $300,000 Active 9 DOM
5. 2026-06-16
   days on market $300,000 Active 8 DOM
6. 2026-06-15
   days on market $300,000 Active 7 DOM
7. 2026-06-14
   days on market $300,000 Active 5 DOM
8. 2026-06-13
   days on market $300,000 Active 4 DOM
9. 2026-06-10
   days on market $300,000 Active 2 DOM
10. 2026-06-09
    remarks 695-char remark
11. 2026-06-09
    listed $300,000 Active 1 DOM

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$1,130/yr (+$94/mo · 98.3%)

ⓘ 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: $40,020
• − Mortgage interest: −$16,805
• − Property taxes: −$1,150
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,202
• − Management: −$3,202
• − Depreciation: −$8,727
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $8,783/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: El Centro Elementary
• NCES district ID: 0612030
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $37,357
• Composite: 34.9/100
• National rank: #9987
• State rank: #803 of 1400 in CA

Livability — El Centro

• Score: 71/100
• State rank: #214
• US rank: #6804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Centro, CA
• County: Imperial County · 104,838 people
• City population: 49,069
• Metro: El Centro, CA
• Population (ZIP): 49,069
• Household income: $55,057
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1683.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 24% White 9% Black 4%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -156.41%
• Current HPI: 362.4044
• 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

1 event — show timeline

• 2026-05-22 Listed $300,000 ICAOR

Property tax history

+1.8%/yr

Latest (2025): $1,150 · +4.9% YoY. Source: county tax records.