Real Estate Investing in Calexico, California (92231)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92231 (Calexico, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 9.8% unemployment — tenant risk signal.
What’s happening in Calexico, CA (92231)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92231 Calexico
This part of Imperial County is not an easy win. The 92231 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $398K asset, 92231 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CA, ZIP 92231 trails on several market indicators that neighboring Imperial County submarkets outperform. The gap is real and robust enough to shape underwriting.
Looking more closely, 38,547 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Calexico:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92231 Compare?
| Metric | 92231 | Calexico | El Centro, CA | California |
|---|---|---|---|---|
| Home Value | $398,433 | $398,433 | N/A | $761,003 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 5.7% |
| Avg Rent | $1,700 | $1,700 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92231 (Calexico, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $398,433 |
| Monthly Rent | $1,700 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 92231
Population: 38,547
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 92231
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,938 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Calexico, CA?
Calexico, CA carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,700/mo.
How qualified is the tenant pool in Calexico, CA?
Tenant quality in Calexico, CA ranks as solid. Landlords generally report steady occupancy at market rents of $1,700/mo.
What kind of market is Calexico, CA for investors?
The 3.0/5 investability rating in Calexico, CA reflects its $398K prices and $1,700/mo rents. Investors generally consider it a solid option within CA.
Where do home prices stand in Calexico, CA?
In Calexico, CA the median home value sits at $398K. Against the broader CA market, that reads as reasonable for most investors.
Are rents high in Calexico, CA?
Investors in Calexico, CA typically see rents near $1,700/mo per month against $398K home values - a solid setup for rental cash flow.
You know 92231 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92231 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 92231 ranks in El Centro, CA
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