2476 Sorrel Ave · Salton City, CA 92274

$224,950

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 60 Days on market

Built 2008 9,973 sqft lot Est $246k · 8% under

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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 +14.7/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.5/10.0

Listing remarks

Unbeatable Opportunity - Best Value in Salton City! Priced significantly below the area's median at only $224,950, this nearly-new residence offers a rare 'equity play' for a savvy first-time homebuyer or investor. This 1,300 sq. ft. home features a modern open floor plan and has been exceptionally well-maintained. Having served only as a seasonal vacation home for the original owner, the interior is in 'hardly lived-in' condition. The Opportunity: The property is priced to reflect a known foundation issue. Professional consultations with local engineers and contractors estimate the slab re-leveling and repair costs at a maximum of $40,000. With recent comparable sales of the same floor pla

Key facts

• Desert recreation
• 9,973 sq ft lot
• 2 garage spots

Tags

• MODERN OPEN FLOOR PLAN
• WELL-MAINTAINED INTERIOR
• QUICK ACCESS TO HWY 86
• WORLD-CLASS OFF-ROADING TRAILS
• DESERT RECREATION

Property features AI

Finance

• Other: Property sold 'As Is' with CC&R disclosures; Not in a gated community; Zoning: R-1 (assessor)
• Financial info: Listing accepts Conventional, VA, Fannie Mae, FHA, and Cash financing
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway; Attached garage with 2 spaces (total 2 parking spaces)
• Security: No security/safety features listed
• Utilities: Water provided by local water district; Sewer: in street on bond; Cable TV available; No PUD
• Home design: Contemporary single-family home; Detached, single-story (ground level, no unit above); Entry on level 1; Property in need of major repairs
• Construction: Built as recorded by assessor; Stucco exterior; Concrete and tile roofing; Slab foundation
• Exterior features: Covered patio; Chain link fencing; Rectangular lot; Front door faces north; Mountain view

Interior

• Kitchen: Granite counters; Dishwasher; Gas cooktop; Microwave oven; Range hood
• Bedrooms: Bedroom(s) with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Shower over tub; Marble counters in bathroom(s)
• Heating & cooling: Central heating (propane gas); Air conditioning
• Interior features: Unfurnished; Drapes; Living room with propane fireplace (1); No interior steps (disability access)
• Laundry & utility: Laundry area located on-site; 220V outlet in laundry; Propane available for appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $58 ($699/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 $208k (7.5% below list).
• Recommended offer: $208k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Sea View Elementary (math 7% / reading 12%, grade F, #1,539 of 1,571 statewide, top 98%, 652 students, 93% FRL); West Shores High (math 8% / reading 22%, grade F, #1,036 of 1,170 statewide, top 90%, 520 students, 91% FRL).
• 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,069 (7.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $245,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2476 Sorrel Ave	0.00mi	3/2.0	1,300 (0%)	1mo	$180,000	$138	99
2655 Sea Wind Ave	0.66mi	3/2.0	1,248 (-4%)	6mo	$236,000	$189	58
2610 Dana Ave	0.67mi	2/2.0 (-1)	1,220 (-6%)	4mo	$215,000	$176	50
1362 Brentwood Ave	0.47mi	3/2.0	1,480 (+14%)	12mo	$285,000	$193	45

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $126,275
• Equity at exit: $202,653

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $369,041
• Equity at exit: $437,028

Cash invested: $62,986 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$312 /mo · $3,745/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $58

Break-even live

Break-even rent $2,007

Max offer price $224,950

Occupancy floor 92%

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: $56,238
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-25
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-03-25
   listed $224,950 Active

ⓘ 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: $3,745 · $312/mo
• Projected year-2 tax: $3,745 · $312/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 18 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: $24,968
• − Mortgage interest: −$12,601
• − Property taxes: −$3,745
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$6,544
• Taxable loss: −$3,041
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $1,429/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

3 events — show timeline

• 2026-05-25 Pending — GPSMLS
• 2026-05-01 Contingent — GPSMLS
• 2026-03-25 Listed $224,950 GPSMLS

Property tax history

+11.0%/yr

Latest (2025): $3,745 · +2.4% YoY. Source: county tax records.