1506 Arctic Ave · Salton City, CA 92274

$215,000

2 bd · 2.0 ba · 1,216 sqft · SingleFamily · 3 Days on market

Built 1980 0.25 ac lot Est $304k · 29% under $10/mo HOA · 1% of rent ↓ 16% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.5/10.0

Listing remarks

Charming home with incredible potential! Whether you're a first-time homebuyer, an investor, or looking for the perfect second home to enjoy with family, this property checks all the boxes. Situated on an impressive 11,000 sq ft lot, this home offers room to grow, expand, or create the outdoor oasis of your dreams. Inside, you'll find two bedrooms, two bathrooms, and a spacious living and dining area ideal for comfortable living and entertaining. The expansive backyard provides endless possibilities. Located just 35 minutes from Coachella, this home offers convenience, versatility, and long-term value. Don't wait, opportunities like this don't last. Call today to schedule your private showi

Key facts

• Garden retreat
• Guest house
• Expansive backyard

Tags

• IMPRESSIVE 11000 SQ FT LOT
• EXPANSIVE BACKYARD
• GUEST HOUSE
• GARDEN RETREAT

Property features AI

Finance

• Other: Listing accepts Conventional, Fannie Mae, FHA and Cash offers; Short-term rentals not allowed; Will not consider lease
• HOA & community: HOA present with $115 annual fee (about $10/month); HOA amenities include meeting room and other amenities; Not a gated community

Exterior

• Parking: 2-car attached garage; Driveway parking; 4 additional uncovered/assigned spaces (6 total parking spaces)
• Utilities: Sewer: Other/Unknown; PUD: No
• Home design: Single-family detached home; Single story
• Construction: Year built (assessor source)
• Exterior features: No security features specified; Fee simple land

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfurnished; Family room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $183k (15.1% below list).
• Recommended offer: $183k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.4% in Salton City — 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 46/100 on livability (#1,265 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Sea View Elementary (math 7% / reading 12%, grade F, #1,539 of 1,571 statewide, top 98%, 652 students, 93% FRL); West Shores High (math 8% / reading 22%, grade F, #1,036 of 1,170 statewide, top 90%, 520 students, 91% FRL).
• Market conditions: 496 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 $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,564 (15.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $304,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 Biddeford Ave	0.37mi	3/2.0 (+1)	1,250 (+3%)	4mo	$305,000	$244	69
1549 Biddeford Ave	0.36mi	3/2.0 (+1)	1,140 (-6%)	15mo	$285,000	$250	55

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $125,377
• Equity at exit: $193,689

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $362,479
• Equity at exit: $417,698

Cash invested: $60,200 (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: 496
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$90
• HOA: −$10
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $131

Break-even live

Break-even rent $1,659

Max offer price $215,000

Occupancy floor 88%

Sensitivity live

Price	-10% $253	-5% $192	+0% $131	+5% $70	+10% $10
Rent	-10% $-13	-5% $59	+0% $131	+5% $203	+10% $276
Rate	-1.0pp $240	-0.5pp $186	base $131	+0.5pp $76	+1.0pp $19

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-06-21
   days on market $215,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $215,000 Active 1 DOM

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$627/yr (+$52/mo · 62.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 20 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: $21,908
• − Mortgage interest: −$12,043
• − Property taxes: −$1,007
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$120
• − Depreciation: −$6,255
• Taxable loss: −$2,097
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $2,079/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

-15.7% since first listed

3 events — show timeline

• 2026-06-18 Listed $215,000 GPSMLS
• 2025-08-31 Listing Removed — GPSMLS
• 2025-01-17 Listed $255,000 GPSMLS

Property tax history

+2.0%/yr

Latest (2025): $1,007 · -24.2% YoY. Source: county tax records.