126 E Bonita St · Calipatria, CA 92233

$180,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily · 8 Days on market

Built 1976 8,971 sqft lot $144/sqft · 23% below area Est $233k · 23% under

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

126 Bonita St, Calipatria, CA has real upside for the right buyer: a true fixer-upper with solid potential to customize, renovate, and build equity. Ideal for investors, flippers, or buyers looking to create value, this property offers an affordable entry point with room for transformation. With vision and updates, it could become a strong rental, resale opportunity, or personalized home. Located in Calipatria, it benefits from small-town charm while being within reach of Imperial Valley amenities. Bring your contractor and imaginationthis is a chance to turn a diamond in the rough into something special.

Key facts

• 8,971 sq ft lot
• Garage
• Built 1976

Property features AI

Exterior

• Parking: 2 total parking spaces; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces south
• Construction: Frame construction; Composition roof; Slab foundation; Built on a 0.206-acre lot; Zoned R-2
• Exterior features: Porch; Chain link fence; Level lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (2.1% below list).
• Recommended offer: $176k (2.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Bill E. Young Jr. Middle (math 8% / reading 26%, grade F, #443 of 498 statewide, top 90%, 358 students, 90% FRL); Calipatria High (math 12% / reading 57%, grade F, #618 of 1,170 statewide, top 56%, 369 students, 80% FRL) — zoned schools at 85% FRL track the district average.
• 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 $16k of equity ($1k loan paydown + $15k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k 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.

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 $176,298 (2.1% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $232,590
• List price: $180,000
• Delta: -22.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 E Bonita St	0.00mi	4/2.0	1,248 (0%)	0mo	$185,000	$148	100
459 E Alexandria St	0.43mi	4/2.0	1,208 (-3%)	23mo	$260,000	$215	55
451 S Brown Ave	0.45mi	3/2.0 (-1)	1,300 (+4%)	19mo	$330,000	$254	52
559 E Bonita Pl	0.50mi	3/2.0 (-1)	1,152 (-8%)	16mo	$211,000	$183	45
133 E California	0.35mi	3/1.5 (-1)	1,098 (-12%)	22mo	$240,000	$219	38

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: 26.4%
• Equity multiple: 2.93×
• Total profit: $97,404
• Equity at exit: $139,722

10-year hold

• IRR: 23.6%
• Equity multiple: 6.30×
• Total profit: $267,329
• Equity at exit: $280,229

Cash invested: $50,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $323

Break-even live

Break-even rent $1,355

Max offer price $180,000

Occupancy floor 77%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-09
   listed $180,000 Active 612-char remark

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$752/yr (+$63/mo · 122.2%)

ⓘ 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: $21,156
• − Mortgage interest: −$10,083
• − Property taxes: −$616
• − Insurance: −$900
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,236
• Taxable income: $936
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,646/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

+2.8% since first listed

3 events — show timeline

• 2026-06-04 Sold (MLS) $185,000 ICAOR
• 2026-05-21 Pending — ICAOR
• 2026-05-09 Listed $180,000 ICAOR

Property tax history

+2.0%/yr

Latest (2025): $616 · -5.6% YoY. Source: county tax records.