9544 Avenue F · Bombay Beach, CA 92257

$85,000

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 101 Days on market

Built 1965 5,400 sqft lot $74/sqft · 44% below area Est $152k · 44% under ↓ 26% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +1.4/10.0

Listing remarks

Bombay Beach, Ca. 9544 Avenue F. Single Family Residence. FIXER UPPER that you can redesign to make it how you want. Located between 4Th St and 5th St. 2 Bedroom 1 Bath Open concept Living room, dining area and kitchen. Bombay Beach is a Unique and Eclectic area that embraces artistic expression. Area popular to a variety of people from all over the world for both permanent, vacation and winter get a way homes. You own the land, No HOA's. Buyer to do their own investigations to satisfy themselves. Seller and/or agent make no warranties except as to Title. Home Year & square foot is estimated.

Key facts

• Kitchen
• Dining area
• You own the land

Tags

• OPEN CONCEPT LIVING ROOM
• DINING AREA
• KITCHEN
• YOU OWN THE LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,326 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing B+; Watch: schools F, crime F, amenities F.
• Calipatria Unified (town): math 9% / reading 27% proficiency, ranked #485 of 517 in CA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 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).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.94% ✓
• Cap rate: 26.51%
• Cash-on-cash: 72.21%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $152,249
• List price: $85,000
• Delta: -44.17%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9576 Avenue G	0.15mi	2/1.0	1,100 (-4%)	22mo	$175,000	$159	67
2180 3rd St	0.31mi	1/1.5 (-1)	1,032 (-10%)	9mo	$150,000	$145	54

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: 70.7%
• Equity multiple: 4.93×
• Total profit: $93,568
• Equity at exit: $38,220

10-year hold

• IRR: 70.2%
• Equity multiple: 10.10×
• Total profit: $216,568
• Equity at exit: $58,901

Cash invested: $23,800 (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 92257

• Active inventory: 40
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,307

Break-even live

Break-even rent $846

Max offer price $85,000

Occupancy floor 43%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9550 Avenue F Niland, CA	2.0	2.0	1280	$2,500	$1.95	2d	1	0.01mi

Listing history 28 events

1. 2026-06-19
   days on market $85,000 Active 101 DOM
2. 2026-06-18
   days on market $85,000 Active 100 DOM
3. 2026-06-17
   days on market $85,000 Active 99 DOM
4. 2026-06-16
   days on market $85,000 Active 98 DOM
5. 2026-06-15
   days on market $85,000 Active 97 DOM
6. 2026-06-14
   days on market $85,000 Active 95 DOM
7. 2026-06-13
   days on market $85,000 Active 94 DOM
8. 2026-06-10
   days on market $85,000 Active 92 DOM
9. 2026-06-09
   days on market $85,000 Active 91 DOM
10. 2026-06-08
    days on market $85,000 Active 90 DOM
11. 2026-06-07
    days on market $85,000 Active 89 DOM
12. 2026-06-05
    days on market $85,000 Active 86 DOM
13. 2026-06-03
    days on market $85,000 Active 85 DOM
14. 2026-06-02
    days on market $85,000 Active 84 DOM
15. 2026-06-01
    days on market $85,000 Active 83 DOM
16. 2026-05-31
    days on market $85,000 Active 82 DOM
17. 2026-05-30
    days on market $85,000 Active 81 DOM
18. 2026-03-01
    historical
19. 2025-07-01
    historical
20. 2024-09-10
    soldstatus $74,000
21. 2024-09-08
    listed $89,900 Active
22. 2024-09-08
    listed $85,000 Active
23. 2024-09-08
    listed $85,000 Active
24. 2024-08-06
    soldstatus $69,000 Closed
25. 2024-07-19
    status Pending
26. 2024-05-03
    price $89,900
27. 2024-04-02
    price $95,000
28. 2024-03-14
    listed $99,900 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥115°F today · 17 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: $30,000
• − Mortgage interest: −$4,761
• − Property taxes: −$740
• − Insurance: −$1,928
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,473
• Taxable income: $15,299
• Est. tax owed @ 24.0%: −$3,672
• After-tax cash flow: $12,012/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: Calipatria Unified
• NCES district ID: 0606990
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 27% ▼ -18.00%
• Median HH income: $30,088
• Composite: 14.28/100
• National rank: #9446
• State rank: #485 of 517 in CA

Livability — Bombay Beach

• Score: 44/100
• State rank: #1326
• US rank: #26648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bombay Beach, CA
• Population (ZIP): 2,185

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 23% White 21% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 2% Iranian 1% Portuguese 1%
• Foreign-born: 17% · Canada
• Languages at home: 45% English-only · Spanish 52% Other Indo-European 3%

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: —
• Current HPI: —
• 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

-25.9% since first listed

11 events — show timeline

• 2026-03-01 Listing Removed — GPSMLS
• 2025-07-01 Listing Removed — GPSMLS
• 2024-09-10 Sold (Public Records) $74,000 Public Records
• 2024-09-08 Listed $85,000 GPSMLS
• 2024-09-08 Listed $85,000 GPSMLS
• 2024-09-08 Listed $89,900 GPSMLS
• 2024-08-06 Sold (MLS) $69,000 GPSMLS
• 2024-07-19 Pending — GPSMLS
• 2024-05-03 Price Changed $89,900 GPSMLS
• 2024-04-02 Price Changed $95,000 GPSMLS
• 2024-03-14 Listed $99,900 GPSMLS

Property tax history

+0.6%/yr

Latest (2025): $740 · +2.1% YoY. Source: county tax records.