Real Estate Investing in Calipatria, California (92233)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92233 (Calipatria, 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: 25.7% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Calipatria, CA (92233)?
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Market Analysis: 92233 Calipatria
ZIP 92233 inside Imperial County looks affordable on the surface — median value of $271K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,116/mo on a $271K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 92233 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Calipatria have seen price recovery that 92233 has not matched. Imperial County data supports the view that the spread is structural rather than temporary.
Resident income in 92233 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Calipatria's stable or hybrid ZIPs before stepping into 92233. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Calipatria:
Market Trends
Home Value History (with trend line)
📊 How Does 92233 Compare?
| Metric | 92233 | Calipatria | El Centro, CA | California |
|---|---|---|---|---|
| Home Value | $270,662 | $270,662 | N/A | $761,003 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 5.7% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 92233 (Calipatria, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,662 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.2%). 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 92233
Population: 6,837
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 92233
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.
Frequently Asked Questions
What kind of market is Calipatria, CA for investors?
Calipatria, CA stands at an investability rating of 3.0/5, with median home values near $271K and average rents around $1,116/mo. That combination puts it in the notable tier for investor interest.
How strong is the working-renter base in Calipatria, CA?
The tenant pool in Calipatria, CA is solid, supported by local employment and population fundamentals. Rents of $1,116/mo are well-absorbed by the market.
What do landlords charge for rent in Calipatria, CA?
Rents in Calipatria, CA run near $1,116/mo. Compared with median home prices of $271K that produces solid gross yields for typical rentals.
Is Calipatria, CA a good market for FHA house hackers?
House hacking works a challenging in Calipatria, CA. Rents of $1,116/mo against $271K acquisition make the strategy solid for owner-occupants.
What is the smart move for investors in Calipatria, CA?
Calipatria, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($271K prices, $1,116/mo rents) make it a reasonable choice.
You know 92233 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92233 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 92233 ranks in El Centro, CA
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