1038 Seaview Ave · Salton City, CA 92274

$150,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 8 Days on market

Built 1955 9,958 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.5/10.0

Listing remarks

Opportunity awaits! This renovation project, single-family residence at 1038 Seaview Ave, Thermal, CA 92274 in Imperial County, sits on a 9,958 sq ft lot. The property is located in FEMA flood zone X, indicating minimal flood risk. All information deemed reliable but not guaranteed, Buyer/s are to verify & satisfy themselves with square footage, lot size, HOA, permits, inspections & other information concerning the condition or features of the land and property provided by the seller, public records, or other sources. If exact square footage is a concern, the property should be independently measured. Listing Broker/Agent does not guarantee verification or accuracy. Email offer

Key facts

• 9,958 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Property sold as-is
• Financial info: Listing terms allow cash or cash to new loan; Short term rentals allowed; Will not consider lease
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway; Attached 2-car garage (2 covered spaces; total 4 parking spaces)
• Security: No security/safety features listed
• Utilities: Water provided by a water district (Coachella Valley Water District); Sewer is connected and paid; PUD: No
• Home design: Single-family detached ranch-style home; One story
• Construction: Year built source: Other
• Exterior features: Panoramic views; Front door faces south; leisure area faces north; Entry floor number indicated as 2; Fee simple land

Interior

• Kitchen: No appliances included
• Bedrooms: Living room entry (listed as a room)
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Unfurnished; Entry located at the living room; No fireplace
• Laundry & utility: No washer/dryer or utility systems listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.7% 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: 496 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $150k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $301,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 Treasure Dr	0.19mi	3/2.0	1,300 (0%)	0mo	$289,000	$222	91
940 Flamingo Ave	0.58mi	2/2.0 (-1)	1,120 (-14%)	9mo	$260,000	$232	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: 35.8%
• Equity multiple: 3.77×
• Total profit: $116,487
• Equity at exit: $135,132

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $315,930
• Equity at exit: $291,417

Cash invested: $42,000 (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 92274

• Home prices YoY: 31.9%
• Active inventory: 496
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $545

Break-even live

Break-even rent $1,436

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $630	-5% $587	+0% $545	+5% $502	+10% $460
Rent	-10% $377	-5% $461	+0% $545	+5% $629	+10% $713
Rate	-1.0pp $620	-0.5pp $583	base $545	+0.5pp $506	+1.0pp $466

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $150,000 Active 8 DOM
2. 2026-06-18
   days on market $150,000 Active 5 DOM
3. 2026-06-17
   days on market $150,000 Active 4 DOM
4. 2026-06-16
   days on market $150,000 Active 3 DOM
5. 2026-06-15
   days on market $150,000 Active 2 DOM
6. 2026-06-13
   status $150,000 Active 1 DOM
7. 2026-06-13
   remarks 691-char remark
8. 2026-06-13
   listed $150,000 Coming Soon 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: $3,421 · $285/mo
• Projected year-2 tax: $3,421 · $285/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 ≥114°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: $25,505
• − Mortgage interest: −$8,402
• − Property taxes: −$3,421
• − Insurance: −$750
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$4,364
• Taxable income: $4,487
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $5,461/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

+200.0% since first listed

5 events — show timeline

• 2026-06-12 Coming Soon $150,000 GPSMLS
• 2022-04-02 Listing Removed — GPSMLS
• 2021-11-17 Listed $95,000 GPSMLS
• 1995-04-25 Sold (Public Records) $68,000 Public Records
• 1991-03-27 Sold (Public Records) $50,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,421 · +11.6% YoY. Source: county tax records.