44451 Duckhorn Dr · Coachella, CA 92236

$109,500

1 bd · 1.0 ba · 215 sqft · Manufactured public records · 17 Days on market

Built 2005 3,485 sqft lot $440/mo HOA · 15% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience easy, resort style living at The Vineyards Luxury Motor Coach RV Resort in Coachella. This standout lot is fully equipped with electric and waste hookups, along with a private casita and garage featuring a kitchenette and full bath, giving you comfortable extra space for guests or your own retreat. Step outside to a generous patio with beautiful views, perfect for quiet mornings or hosting friends in the evening. Inside the gated community, you'll enjoy access to pools, spas, a fitness center, a welcoming clubhouse, and tennis courts. The property allows both short and long term rentals. With meticulously maintained grounds and high HOA standards that preserve the community's app

Key facts

• Gated community
• Private casita
• Fitness center

Tags

• PRIVATE CASITA
• GENEROUS PATIO
• GATED COMMUNITY
• ACCESS TO POOLS
• FITNESS CENTER
• WELCOMING CLUBHOUSE

Property features AI

Finance

• Other: Short-term rentals allowed; CC & R disclosures
• Financial info: Cash offers only (listing terms indicate cash)
• HOA & community: Monthly HOA: $440; HOA provides amenities including management and grounds maintenance

Exterior

• Parking: Assigned parking with garage door opener; Attached garage (1 garage space); 1 additional uncovered/assigned parking space; Approximately 22' x 80' RV parking access
• Security: Gated community
• Utilities: Sewer connected and paid; PUD: No
• Home design: Single family residence, detached; One story, ground level; Front door faces west; View of park/green belt
• Construction: Year built per assessor; Has sprinklers
• Exterior features: Gated community; Community sprinklers / sprinkler timer; Community pool (in-ground); Community spa / hot tub (in-ground); Pickleball courts; Community barbecue, fire pit, clubhouse, fitness center, tennis courts, other courts, guest parking, management, maintenance of grounds

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Studio (no separate bedroom)
• Flooring: Concrete flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Air conditioning
• Interior features: Unfurnished; Studio layout with a dining area; No fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 4.4% in Coachella — 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 47/100 on livability (#1,230 in CA) — a working-class tenant base; expect higher turnover. Watch: amenities F, commute F, employment F.
• Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL) — zoned schools average 79% FRL vs 56% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 103 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $50k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,857 (1.5% 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. 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: 2.71% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.06%
• DSCR: 3.00
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 2.82×
• Total profit: $55,887
• Equity at exit: $16,327

10-year hold

• IRR: 48.5%
• Equity multiple: 5.71×
• Total profit: $144,339
• Equity at exit: $9,468

Cash invested: $30,660 (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 92236

• Home prices YoY: -5.1%
• Active inventory: 103
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,963 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$46
• HOA: −$440
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $1,151

Break-even live

Break-even rent $1,505

Max offer price $109,500

Occupancy floor 56%

Sensitivity live

Price	-10% $1,213	-5% $1,182	+0% $1,151	+5% $1,120	+10% $1,089
Rent	-10% $917	-5% $1,034	+0% $1,151	+5% $1,268	+10% $1,385
Rate	-1.0pp $1,206	-0.5pp $1,179	base $1,151	+0.5pp $1,123	+1.0pp $1,094

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45954 Meritage Ln Coachella, CA	2.0	2.0	1450	$2,300	$1.59	0d	1	0.58mi
43930 Arancia Way Indio, CA	2.0	2.0	2026	$3,500	$1.73	20d	1	0.64mi
85494 Cortona Ct Indio, CA	2.0	2.0	1704	$3,500	$2.05	45d	1	0.84mi

HOA detail

• Monthly dues: $440 · $5,280/yr
• Likely covers: electriclandscapingpoolgymsecurity

Listing history 17 events

1. 2026-05-11
   status Pending 799-char remark
2. 2026-04-29
   price $109,500 799-char remark
3. 2026-04-09
   historical
4. 2026-02-04
   price $129,500
5. 2025-09-17
   price $139,500
6. 2025-08-08
   listed $129,500 Active 799-char remark
7. 2025-08-08
   listed $160,000 Active
8. 2025-08-06
   historical
9. 2025-07-03
   price $160,000
10. 2025-06-03
    status Active
11. 2025-06-01
    price $169,000
12. 2025-04-03
    price $179,000
13. 2025-02-12
    listed $189,000 Active
14. 2020-11-05
    soldstatus $85,000 Closed
15. 2020-10-24
    status Pending
16. 2020-10-09
    historical Active Under Contract
17. 2020-06-01
    listed $89,900 Active

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,550
• − Mortgage interest: −$6,134
• − Property taxes: −$1,552
• − Insurance: −$548
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − HOA: −$5,280
• − Depreciation: −$3,185
• Taxable income: $13,164
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $10,655/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: Desert Sands Unified
• NCES district ID: 0611110
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $54,957
• Composite: 37.77/100
• National rank: #4346
• State rank: #199 of 517 in CA

Livability — Coachella

• Score: 47/100
• State rank: #1230
• US rank: #26216

Category grades

Amenities F Commute F Cost of living D- Crime C+ Employment F Housing C+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coachella, CA
• Population (ZIP): 42,884

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 47% White 1%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 39% · Canada
• Languages at home: 19% English-only · Spanish 81%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.87%
• Current HPI: 406.8857
• 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

+11.2% since first listed

18 events — show timeline

• 2026-05-27 Sold (MLS) $100,000 GPSMLS
• 2026-05-11 Pending — GPSMLS
• 2026-04-29 Price Changed $109,500 GPSMLS
• 2026-04-09 Listing Removed — GPSMLS
• 2026-02-04 Price Changed $129,500 GPSMLS
• 2025-09-17 Price Changed $139,500 GPSMLS
• 2025-08-08 Listed $160,000 GPSMLS
• 2025-08-08 Listed $129,500 GPSMLS
• 2025-08-06 Listing Removed — GPSMLS
• 2025-07-03 Price Changed $160,000 GPSMLS
• 2025-06-03 Relisted — GPSMLS
• 2025-06-01 Price Changed $169,000 GPSMLS
• 2025-04-03 Price Changed $179,000 GPSMLS
• 2025-02-12 Listed $189,000 GPSMLS
• 2020-11-05 Sold (MLS) $85,000 GPSMLS
• 2020-10-24 Pending — GPSMLS
• 2020-10-09 Contingent — GPSMLS
• 2020-06-01 Listed $89,900 GPSMLS

Property tax history

+1.3%/yr

Latest (2014): $1,552 · +0.2% YoY. Source: county tax records.