Is Imperial County, CA good for real estate investing?

Imperial County has an investment score of 59/100, rated as "Hold". The county ranks #402 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Imperial?

The rent-to-price ratio in Imperial County is 5.23% annually, which ranks in the 31th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Imperial?

The median home price in Imperial County is $385,952. This ranks #852 in affordability among all US counties.

Can you cash flow on rental properties in Imperial?

Based on median values with 20% down at current rates, a typical rental in Imperial County would generate negative cash flow of $930/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Imperial County

CaliforniaPopulation: 179,578

/100

Hold

#402 of 1,000 counties

#4 in California (58 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$385,952

Median Home Price

68% above national median

$1,682/mo

Median Rent

16% above national median

5.23%

Rent-to-Price Ratio

Top 69% nationally

-$930

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,682/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$289,464	-$424/mo	4.5%	-7.6%
Median typical MLS deal	$385,952	-$930/mo	3.4%	-12.6%
125% of median newer / premium	$482,441	-$1,436/mo	2.7%	-15.5%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$385,952

Down Payment (20%)$77,190

Loan Amount$308,762

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,682

Monthly P&I-$2,023

Est. Expenses (35%)-$589

Net Cash Flow-$930/mo

3.4%

Cap Rate (all cash)

-12.6%

Cash-on-Cash Return

5.23%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

48/100

Based on 5.23% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

88/100

Based on 5.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

47/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Strong price appreciation (+5.8% YoY)
+Complete rent data available

Challenges

-Below-average rent-to-price ratio (5.23%)
-Negative cash flow at typical financing (-$930/mo)
-Negative leverage (cap rate 3.4% < mortgage rate 6.9%)

Economic Indicators

Population

179,578

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
CurrentImperialCA	59	$385,952	$1,682	5.23%	Hold
KingsCA	59	$354,148	$1,757	5.95%	Hold	View
MaderaCA	57	$416,542	$2,264	6.52%	Hold	View
TulareCA	55	$353,817	$1,757	5.96%	Hold	View
FresnoCA	52	$399,477	$2,034	6.11%	Hold	View
KernCA	52	$357,338	$1,782	5.98%	Hold	View

The Bottom Line

HoldImperial is a neutral market. Consider house hacking or targeting below-market deals.

Imperial County in California scores 59/100, ranking #402 of 1,000 US counties (top 51%). At 20% down and current rates, a median-priced rental loses about $930/month; the 5.23% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-930/mo

Cap Rate

3.4%

Cash-on-Cash

-12.6%