1286 Arctic Ave · Salton City, CA 92274

$315,000

4 bd · 2.0 ba · 1,259 sqft · SingleFamily · 62 Days on market

Built 2006 9,497 sqft lot $250/sqft · at area comps Est $303k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +5.8/15.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0

Listing remarks MLS

Renovated and move-in ready in Salton City! Enjoy a nearly 9,500 sq ft lot in a neighborhood where everyone has plenty of space to breathe, plus a 4-bedroom, 2-bathroom home with a primary suite, attached garage, and a pleasant, modern feel throughout. Turnkey desert living at this price won't last long!

Key facts

• 9,497 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (29.7% below list).
• Recommended offer: $221k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Salton City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 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 $85k; list at $315k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,361 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (median comp): $303,275
• List price: $315,000
• Delta: 3.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2867 Stardust Ave	0.10mi	4/2.0	1,259 (0%)	1mo	$320,000	$254	95
1267 Black Sea Ave	0.13mi	4/2.0	1,250 (-1%)	10mo	$290,000	$232	85
2869 Stardust Ave	0.11mi	4/2.0	1,331 (+6%)	3mo	$299,999	$225	83
1281 Black Sea Ave	0.06mi	4/2.0	1,250 (-1%)	17mo	$265,000	$212	82
2839 Bach Ave	0.33mi	3/2.0 (-1)	1,269 (+1%)	2mo	$300,000	$236	76
1293 China Sea Ave	0.16mi	3/2.0 (-1)	1,144 (-9%)	8mo	$290,000	$253	66
1240 Indian Ocean Ave	0.25mi	3/2.0 (-1)	1,437 (+14%)	2mo	$175,500	$122	58
1348 Persimmon	0.46mi	3/2.0 (-1)	1,150 (-9%)	7mo	$275,000	$239	53
1279 Corvina Ave	0.42mi	3/2.0 (-1)	1,144 (-9%)	14mo	$267,500	$234	49
1239 Corvina Ave	0.46mi	3/2.0 (-1)	1,144 (-9%)	12mo	$279,000	$244	48
1231 Roselle Ave	0.44mi	4/2.0	1,436 (+14%)	12mo	$335,000	$233	46
1229 Roselle Ave	0.44mi	3/2.0 (-1)	1,430 (+14%)	12mo	$308,000	$215	42

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $158,506
• Equity at exit: $283,777

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $476,748
• Equity at exit: $611,976

Cash invested: $88,200 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-203

Break-even live

Break-even rent $2,471

Max offer price $279,092

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $315,000 Active 62 DOM
2. 2026-06-17
   days on market $315,000 Active 61 DOM
3. 2026-06-16
   days on market $315,000 Active 60 DOM
4. 2026-06-15
   days on market $315,000 Active 59 DOM
5. 2026-06-13
   days on market $315,000 Active 57 DOM
6. 2026-06-13
   days on market $315,000 Active 56 DOM
7. 2026-06-09
   days on market $315,000 Active 53 DOM
8. 2026-06-08
   days on market $315,000 Active 52 DOM
9. 2026-06-07
   days on market $315,000 Active 51 DOM
10. 2026-06-04
    days on market $315,000 Active 48 DOM
11. 2026-06-03
    days on market $315,000 Active 47 DOM
12. 2026-06-02
    days on market $315,000 Active 46 DOM
13. 2026-06-01
    days on market $315,000 Active 45 DOM
14. 2026-05-31
    days on market $315,000 Active 44 DOM
15. 2026-04-24
    price $1,925
16. 2026-04-17
    listed $315,000 Active 305-char remark

    Show marketing remark (305 chars)

    Renovated and move-in ready in Salton City! Enjoy a nearly 9,500 sq ft lot in a neighborhood where everyone has plenty of space to breathe, plus a 4-bedroom, 2-bathroom home with a primary suite, attached garage, and a pleasant, modern feel throughout. Turnkey desert living at this price won't last long!

17. 2026-02-14
    listed $2,000
18. 2026-02-14
    historical $2,000
19. 2026-01-01
    listed $2,000
20. 2025-12-21
    historical $2,000
21. 2025-12-18
    listed $2,000
22. 2025-11-21
    soldstatus $85,000
23. 2002-03-28
    soldstatus $37,000

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,394 · $200/mo
• Expected delta: +$368/yr (+$31/mo · 18.1%)

ⓘ 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 6 d/yr ≥114°F today · 16 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: $26,563
• − Mortgage interest: −$17,645
• − Property taxes: −$2,026
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$9,164
• Taxable loss: −$8,097
• Est. tax savings @ 24.0%: +$1,943
• After-tax cash flow: $-496/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

-94.8% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $1,925 CRMLS
• 2026-04-17 Listed $315,000 CRMLS
• 2026-02-14 Listed for Rent $2,000 CRMLS
• 2026-02-14 Rental Removed $2,000 CRMLS
• 2026-01-01 Listed for Rent $2,000 CRMLS
• 2025-12-21 Rental Removed $2,000 CRMLS
• 2025-12-18 Listed for Rent $2,000 CRMLS
• 2025-11-21 Sold (Public Records) $85,000 Public Records
• 2002-03-28 Sold (Public Records) $37,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,026 · +3.0% YoY. Source: county tax records.