316 W Barbara St · Calipatria, CA 92233

$425,000

8 bd · 4.0 ba · 2,860 sqft · MultiFamily · 29 Days on market

Built 1978 Est $409k · at est.

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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 +20.9/30.0
• Appreciation +9.1/10.0
• DSCR +6.7/10.0
• ARV discount +5.7/15.0
• 1% rule +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to the ultimate real estate strategy in the heart of Imperial County's booming growth area! This 4-unit property (quadruplex) offers an incredible opportunity for a savvy buyer to live in one unit while letting the other three units pay down the mortgage. Whether you are looking to buy your first home, investment property or want a smart way to downsize, this property delivers financial upside.

Key facts

• Built 1978
• Listed 28 days

Property features AI

Finance

• Other: Located in Townsite Of Calipatria; Subdivision: Unknown (999)

Exterior

• Utilities: Cable available; Sewer connected
• Home design: Residential income property (multi-family, 2–4 units); Single-story
• Construction: Zoning: R4
• Exterior features: Composition roof; Publicly maintained road access; Breed-restricted pets allowed

Interior

• Bathrooms: 4 full bathrooms
• Interior features: Central air conditioning; Forced air electric heating

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (5.9% below list).
• Recommended offer: $400k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#789 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+; Watch: schools F, amenities F, commute 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: 22 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 $38k of equity ($3k loan paydown + $35k appreciation (8.2% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($419k) 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 $130k; list at $425k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,000 (5.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $408,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 W Alamo St	0.27mi	8/4.0	3,000 (+5%)	10mo	$430,000	$143	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.84×
• Total profit: $219,349
• Equity at exit: $329,899

10-year hold

• IRR: 22.6%
• Equity multiple: 6.11×
• Total profit: $608,305
• Equity at exit: $661,652

Cash invested: $119,000 (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 92233

• Home prices YoY: 2.0%
• Active inventory: 22
• Price-to-rent: 35.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $594

Break-even live

Break-even rent $3,248

Max offer price $425,000

Occupancy floor 80%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,000
Total (4 units)			$4,000

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $425,000 Active 29 DOM
2. 2026-06-18
   days on market $425,000 Active 28 DOM
3. 2026-06-17
   days on market $425,000 Active 27 DOM
4. 2026-06-16
   days on market $425,000 Active 26 DOM
5. 2026-06-15
   days on market $425,000 Active 25 DOM
6. 2026-06-14
   days on market $425,000 Active 23 DOM
7. 2026-06-13
   days on market $425,000 Active 22 DOM
8. 2026-06-10
   days on market $425,000 Active 20 DOM
9. 2026-06-09
   days on market $425,000 Active 19 DOM
10. 2026-06-08
    days on market $425,000 Active 18 DOM
11. 2026-06-07
    days on market $425,000 Active 17 DOM
12. 2026-06-05
    days on market $425,000 Active 14 DOM
13. 2026-06-03
    days on market $425,000 Active 13 DOM
14. 2026-06-02
    days on market $425,000 Active 12 DOM
15. 2026-06-01
    days on market $425,000 Active 11 DOM
16. 2026-05-31
    days on market $425,000 Active 10 DOM
17. 2026-05-30
    days on market $425,000 Active 9 DOM
18. 2026-05-20
    listed $425,000 Active

    Show marketing remark (405 chars)

    Welcome to the ultimate real estate strategy in the heart of Imperial County's booming growth area! This 4-unit property (quadruplex) offers an incredible opportunity for a savvy buyer to live in one unit while letting the other three units pay down the mortgage. Whether you are looking to buy your first home, investment property or want a smart way to downsize, this property delivers financial upside.

19. 2026-05-20
    listed $425,000 Active 405-char remark

    Show marketing remark (405 chars)

    Welcome to the ultimate real estate strategy in the heart of Imperial County's booming growth area! This 4-unit property (quadruplex) offers an incredible opportunity for a savvy buyer to live in one unit while letting the other three units pay down the mortgage. Whether you are looking to buy your first home, investment property or want a smart way to downsize, this property delivers financial upside.

20. 2026-05-01
    historical
21. 2025-10-28
    listed $429,000 Active
22. 2025-10-28
    listed $429,000 Active
23. 2013-08-30
    soldstatus $130,000
24. 2005-10-28
    soldstatus $225,000
25. 1996-11-08
    soldstatus $100,000

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $3,230 · $269/mo
• Expected delta: +$1,311/yr (+$109/mo · 68.3%)

ⓘ 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 7 d/yr ≥114°F today · 21 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: $48,000
• − Mortgage interest: −$23,807
• − Property taxes: −$1,919
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,364
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $7,105/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 — Calipatria

• Score: 56/100
• State rank: #789
• US rank: #22633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calipatria, CA
• Population (ZIP): 6,837

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 22% Black 9% White 7% Asian 1%
• Hispanic origin (detail): Mexican 75% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Slovak 0%
• Foreign-born: 20% · Canada, South Korea
• Languages at home: 31% English-only · Spanish 67% Korean 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: ▲ 8.24%
• Current HPI: 426.7554
• 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

+325.0% since first listed

8 events — show timeline

• 2026-05-20 Listed $425,000 ICAOR
• 2026-05-20 Listed $425,000 SDMLS
• 2026-05-01 Listing Removed — SDMLS
• 2025-10-28 Listed $429,000 SDMLS
• 2025-10-28 Listed $429,000 ICAOR
• 2013-08-30 Sold (Public Records) $130,000 Public Records
• 2005-10-28 Sold (Public Records) $225,000 Public Records
• 1996-11-08 Sold (Public Records) $100,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,919 · -6.0% YoY. Source: county tax records.