580 W Worthington Rd · Imperial, CA 92251

$225,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily

Built 1950 2.49 ac lot Est $393k · 43% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideal for investors and developers. Property being sold as-is. Cash only. Value is in the land.

Key facts

• 2.49 acre lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 9.0% vs local median 3.9% in Imperial — 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 68/100 on livability (#286 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools C-, amenities F, commute F.
• Imperial Unified (suburban): math 21% / reading 44% proficiency, ranked #281 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $392,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
580 W Worthington Rd	0.00mi	3/1.0	1,300 (0%)	0mo	$225,000	$173	100
502 Cindy Ct	0.21mi	3/2.0	1,366 (+5%)	0mo	$430,000	$315	77
581 Lee Rd #583	0.21mi	3/2.0	1,408 (+8%)	17mo	$456,000	$324	58
516 Shirlene Ct	0.36mi	3/2.0	1,366 (+5%)	22mo	$412,500	$302	53
506 Shirlene Ct	0.27mi	4/2.0 (+1)	1,380 (+6%)	19mo	$405,000	$293	52
621 N D St	0.65mi	3/2.0	1,200 (-8%)	4mo	$320,000	$267	50
511 Quail Ct	0.50mi	4/2.0 (+1)	1,455 (+12%)	0mo	$452,500	$311	48
508 W 11th St	0.61mi	3/2.0	1,184 (-9%)	9mo	$250,000	$211	45
662 W Lee Rd	0.45mi	4/2.0 (+1)	1,411 (+8%)	19mo	$530,000	$376	40
508 Helen Ct	0.48mi	4/2.0 (+1)	1,424 (+10%)	16mo	$425,000	$298	40
508 N E St	0.69mi	3/2.5	1,381 (+6%)	16mo	$322,000	$233	38
2655 Olivenite St	0.58mi	3/2.0	1,166 (-10%)	18mo	$406,000	$348	37

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,707
• Equity at exit: $33,548

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $38,659
• Equity at exit: $19,454

Cash invested: $63,000 (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 92251

• Home prices YoY: -9.8%
• Active inventory: 114
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,334 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $516

Break-even live

Break-even rent $1,681

Max offer price $225,000

Occupancy floor 73%

Sensitivity live

Price	-10% $643	-5% $580	+0% $516	+5% $452	+10% $389
Rent	-10% $331	-5% $424	+0% $516	+5% $608	+10% $700
Rate	-1.0pp $629	-0.5pp $573	base $516	+0.5pp $458	+1.0pp $398

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 S E St Unit Main House Imperial, CA	3.0	2.0	1260	$2,000	$1.59	44d	1	0.58mi
642 Brewer Rd Imperial, CA	3.0	2.5	1550	$2,300	$1.48	44d	1	0.62mi
1100 Rodeo Dr #745 Imperial, CA	3.0	2.0	1165	$2,100	$1.80	44d	1	1.25mi

Listing history 2 events

1. 2026-06-07
   remarks 95-char remark
2. 2026-06-07
   listed $225,000 Pending

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$1,054/yr (+$88/mo · 160.6%)

ⓘ 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 8 d/yr ≥114°F today · 23 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: $28,014
• − Mortgage interest: −$12,603
• − Property taxes: −$656
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$6,545
• Taxable income: $2,601
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $5,566/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: Imperial Unified
• NCES district ID: 0618210
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $66,775
• Composite: 29.79/100
• National rank: #6424
• State rank: #281 of 517 in CA

Livability — Imperial

• Score: 68/100
• State rank: #286
• US rank: #9731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Imperial County · 104,838 people
• City population: 27,454
• Metro: El Centro, CA
• Population (ZIP): 27,454
• Household income: $90,709
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 410.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 30% White 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 63% Korean 1% Arabic 1%

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: ▼ -41.26%
• Current HPI: 380.9947
• 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

2 events — show timeline

• 2026-06-04 Delisted — ICAOR
• 2026-06-04 Listed $225,000 ICAOR

Property tax history

+1.9%/yr

Latest (2025): $656 · +1.5% YoY. Source: county tax records.